Furthermore, I believe our individual definitions are based on how much control or influence we have in the direction we choose. 

The student market is to some extent local and can change quickly, the on campus apartment trend may influence you too.

Utilities is always a tough question, as how you handle them can make big difference in your bottom line, & is influenced by local laws & what the market will support. 

Though SFH rents are also influenced by what your neighbors choose to do with their properties, area rents, etc ... you seem to have a little more wiggle room with them.

This number influences ROI the most.Price around $200,000 all in.  

Next, consider that with your lack of understandings this guy is in a position of influence over you and what he is telling you is "ehtically and financially" beneficial goes completly unchecked without challange as it plays on your basic desire to profit.

Listen to James, he has it right on the money.The only thing to add is that the size of your sphere of influence matters a lot when you're starting out.

Also be aware that the HELOC payment will add debt to your DTI which could influence qualifying for future mortgages.

For example some decisions are massively influenced by luck and others are not.

These jokers are really just Instagram “influencers” hawking poorly written books and seminars - they don’t know what they’re doing.