I've always been against being far from my properties, but I feel like my playing field has been shuttered so to speak.

Could I have predicted that it would play out like that ahead of time?

We are under contract for 7 blocks of quadruplexes.28 units Contract sales price=$1,575,000Appraised value=$1,700,000 (real appraisal done 01/16)NOI=$156,000Average cap for area =7%current average rents per unit $650Comparable rents=$750/unitThis is a value play rather than for immediate cash flow which is not particularly impressive as COC return is in the 3% range per bigger pockets rental calculator.What do you think?

You can even go hybrid and buy & hold with a 5 year or so exit plan, which is generally an appreciation play.

So back to the beginning, it depends on what other factors are in play, how much houses cost in your market, what the return on the investment is, what the cash flow is and also how much experience you have. 

The sub-market you're in will play a determining role in what strategy will work.

But remember, these are college students and they might not want to live in a residential neighborhood full of couples with children playing everywhere and the home owners might not want the college kids in the neighborhood either!

Have had challenges findings/lining-up GCs in the area (myself), so have to play the part myself.

Financing The seller and I are still playing around with the numbers, but we are most likely looking at the following.

It's a tiny town, but, I was lucky enough to get noticed by a scout and play college football for four years.