I had to paint the entire inside, outside, replace 3 broken bathroom sinks, reface the kitchen cabinets, trim trees, install a new stove and dishwasher and it took myself and one employee 13 day and we worked 12 hours every day.As for multi-unit properties, they cost less per unit, often get the same or more for rent than SFR's, we don't have to trim trees and clean yards every time a tenant moves, we always have tile floors and never replace carpets, we are always finished withing 3 days and our average cost to make an apartment look like it was just built is less than $3,000 and usually no more than $2,000.Believe me when I say it is like walking into a nightmare when we first walk into a 3 to 5 bedroom SFR just after a tenant moves out.

Thank you @Dawn Brenengen, those are some very good examples. 

And then it finally dawned on me - wait a second, so do I...Anyways, I'm still trying, but buy smart. 

What I see the students looking for: central heat & air, dishwasher, close as possible to college, decent sized bedrooms, some kind of outdoor entertaining space, plenty of parking, some kind of storage space for bikes/kayaks/etc, no carpets.

.-- Dawn

@Dawn Anastasi first of all CONGRATS on the new job as moderator on the BP forum!

Dishwasher - go with new.

@Dawn Anastasi  you crack me up.... on the 300k deals we do routinely we put more than the cheap houses cost into the rehab..

I, like most others, would include everybody who has answered a question for me directly, everyone who has answered a question for me I didn't even know I wanted to ask (I have a solo 401k account that before BP I didn't know was an option, so I guess thank you @Joshua Dorkin) and especially thank you to the people who correct my own wrong answers.That said here are q few groups of people that deserve an @ttaboy;Since I'm mainly in Tax liens (and deeds), my "go to experts";@Ned Carey@Tom Yung@Wayne Brooks@Richard D.People who introduced me to other investors to answer questions include the "Chicago connections" of  @Brie Schmidt, @Zach Shepard, @Derek Martin, @Wendell De GuzmanI would be remiss if I didn't mention how awesome @Steven Hamilton II is for answering accounting/tax questions with the appropriate caveats a licensed professional needs to include.And those who write great blogs on topics that catch my attention with their complete openness on deals; @Dawn Anastasi, @Seth Williams,  on deals@Shaun ReillyAnd I'm humbled by those reach out with a colleague request based on a forum answer or blog post I've written.Oh yeah, as a comedy writer myself (I know not much of what I do on BP is comedy except for my wrong answers) I am always impressed with a funny post.

@Dawn VoughtYes. same experience with me.