Our main question is whether to move on with another cash flowing university rental in the same area, or to work on getting the ball rolling faster with a flip.

But I don't have a crystal ball but looking at the fact unemployment is so high, it's only a matter of time.

I just want to be able to get a ball park idea and run through multiple listings a day to get those reps.

I had several 'low-ball' offers on my last sale, and I just waited - most came back with a better offer; or I countered with a price slightly above my asking - just to keep the negotiation alive. 

Nobody has a crystal ball. 

A facility in a primary market is going to have much higher taxes, typically higher operating expenses (Temperature Controlled vs Drive Up) and cap rates can range from a 5% cap rate to a 9%.

Ball is in your court!

Or just getting the ball rolling to build a relationship more so what you were getting at?

Save up enough cash to do 1 at a time then snow ball it from there.

He normally does but dropped the ball on this one, just this one time, and paid the price.