For smaller stuff its pretty quick, and as the price goes up for major repairs I screen more closely and get more price sensitive.

If your investments will be more interactive or time-sensitive, you will want to evaluate providers of Checkbook IRA LLC programs.2) I would strongly recommend against using any 3rd party administrator or IRA custodian for establishment of a Solo 401(k). 

This works OK for relatively static and simple investments like a private placement or crowdfund, but can become rather cumbersome and expensive with a more time sensitive and transaction intensive asset such as a rental property.

While you may have read a lot or practiced the mechanics of making a deal, nothing is a substitute for actually going through the process and you need to safeguard yourself from as many mistakes as possible.   

These deals are all somewhat time-sensitive and they are off the market so not much (if any) competition at the moment.Currently, I am a senior in college going for a double major in accounting and finance and plan on going for my MBA, sitting for the CMA and CPA, so I would like to think that I can handle the financial responsibilities.

i agree with @sean lasher census.gov data will be most accurate but for the most time sensitive you will probably need to talk to a realtor or property manager.

CoC is hyper sensitive to this spread.

-sensitivity to vacancy - as you stated when a tenant leaves, your have 100% vacancy- sensitivity to comps - valuation based on other houses, not cap rate. 

I'd like to hear some thoughts on how to not only ensure that I will get paid for my work but how to safeguard the seller and buyer so that everyone wins?

I know some people split their lending between 2 or more banks... probably to safe guard this situation.