I have a hard time to assess the situation and evaluate how big this virus thing would impact college rentals.

But after evaluation and getting numbers back on expenses vs income, I’d cash flow about $500 on 5 bdr 2 bath.My realtor said the offer we put in was very strong and gave the option to waive the inspection saying he had previously seen this happen on a property that was fairly new as well.

Be clear with them that you are only looking for ballpark estimates (not a quote) so you can input that into future evaluations.

On the other hand knowing the the blue house on the corner has always been a drug house, or the train runs through the neighborhood at night, or the neighborhood is starting to go downhill with rentals is important to know.Just seeing the numbers on the mls doesn’t tell you enough to evaluate, but knowing market, city, neighborhood, and blocks tell more of the story.

I've checked hotpads and googled the community but nothing in that particular area.How do you evaluate properties in communities where there are only rentals? 

I am evaluating a property in Flint, MI for acquisition and wanted connect with local fellow investors to ask a few questions. 

Keeping one's word is important, to a point (when the whole economic picture changes, re-evaluating your choices is something most people can understand).

I evaluated this for my rental portfolio a few years ago and am considering doing it again.

There were rehabs, property purchases in progress, even down to things like investors investing capital into hard money lending companies, who might struggle to get a return, or even investments back. 

You might pay a little more, but your project will have a better chance of on time completion which would allow you to progress with other deals.