In addition, there will be a ton of high school seniors coming to campus Jan-March to tour campus etc to decide if they would like to attend etc. 

Thanks Dennis, I think you're right that planning for a more conservative return would be a good idea.I re-ran my numbers at an even more conservative level:Lower ARV: $800,000Lower income levels (I'm assuming it will take a couple years to get up to full potential income, but giving myself 3 years was a conservative estimate):Year 1: 50k (NOI $1,000)Year 2: 80k (NOI $31,000)Year 3: 100k (NOI $51,000)My ROI numbers come out to:1% (year 1) 46% (year 2) 76% (year 3)This scenario seems like an acceptable risk to me, when the upside seems far more profitable.

Couple of questions.Are you from KC or just interested in investing there? 

For fix-and-flip pros, BRRRR enthusiasts, and wholesalers alike, the landscape looks different than it did just a couple of years ago.For flippers: What’s your approach to finding end buyers in this market?

I'm finding that this strategy is helping people, building repour with people, and continuing to keep business moving forward while some say it's hard and sit on the sideline to wait until there is mass movement.Appreciate your time and reply and good to hear that you're experiencing some similar action a couple hours' drive away. 

Adding a couple of clean outs on new pipe should be no big deal. 

I'd likely just agree to break the lease with a couple months of rent as a penalty rather than force these people to continue being tenants in my property....you never know what will happen to the condition of the property.

Speak with couple hard money lender there are plenty lenders that are local and knows the market.

Thanks,James Hi James, I'm just outside of Austin and have a couple of investors that have FHA and Fannie/Freddie reno options.  

@Daniel Kazakos Correct, I don't think I could qualify as a RE Prof in the next couple of months given that 750 hours is required and nov and dec are "short" months.