Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

Obviously I want to keep my costs low but still want to spring for amenities that would give me a competitive edge compared to other rentals.

Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

Eastmoor and whitehall are good too because of newer home ages after 1940 where you don't have knob and tube wiring and some of the other issues. don't be afraid to look at new construction or ground up new builds closer to downtown. rentals are overpriced in these areas but build costs are low and it can be a good strategy 

I've been reading more about subject to and here's what I've learned:-Good for sellers who are off market-Have low to no equity-Have a mortgage with a low interest rate (less than 5%)-Be absentee or out of state (vacant property, or have a tenant)The buyer would then take over the mortgage payments, and have the seller sign the deed over to the buyer.

A property could be cheap but be located in a low performing market.

As you grow your portfolio, keep an eye out for lenders who offer low down payment options for investors or those that allow leveraging the equity from your existing properties to fund new ones. 

These properties appeal to students and low-income renters, especially if traditional housing is limited.

Rents are low and prices are high.

BO is ramping up their employment now, my new tenant will be working with HR at the site and will be onboarding lots of folks over the next 2-3 years!