Given my situation (see below), what real estate strategies are the best fit, what are the typical ranges of returns on them, and what are their other pros / cons?

Why I Love Student HousingRent Premium - Students will typically pay 40-50% more in rental income than market rate housing.

For example, you could find deals that have good long-term potential and buy enough money down so they throw off a bit of cashflow, but not so much equity that it limits your ability to scale.

I'd love to put you in contact with these people and start marketing your services to them, I have done this maybe 40 times now with my current lenders and i typically just add my payment into the HUD and the borrower pays it, this service wouldn't cost you anything.

what is example of being over leveraged ??

For example, if you do more than one flip a year then you’re likely paying ordinary gains taxes of 50%.

Is it typical for a buyer to take on seller and buyer closing costs/ fees when doing a seller/ buyer transaction involving a wholesaler? 

For example, the master bedroom better have a great mattress bc that's where the person who books the stay will be sleeping.

I’m sure they have a mortgage so I can’t get it for say $160 for example.

For example a 3/1 vs a 3/2 configuration?