Have done some preliminary research and will do a deep dive, just wanted to see what folks thought of there were any obvious reasons why or why not or any markets similar that I should be considering.

I've owned student housing as far as 4.1 miles from the University of South Carolina campus.In my experience, the only reason kids would live that far away is cheap rent.

There is no reason you couldn’t do the same… so why let them make the money and give up the control?  

Analyze the WHY behind your current investors reasoning for not partnering up with you.

There are a bunch of reasons people sell a property.

Quote from @Elinore Aguilar: The best way is to have the best firm with a reasonable rate and trust reviews.

The reason being if you show them those reserves and the deal goes bad, they are gonna come after you for that $ and that will put you in a really bad position.

Forced appreciation allows me to build equity from the beginning of the investment, so if I need to firesale for an unforeseeable reason, I will not be underwater.

I am staying wondering why there is so little information on tax liens,  i read some books on notes and foreclosures but looks like a big secret here... maybe that's the reason... i need to go into this to find out :)

Short term it is difficult to make the numbers work, the cost of new construction and the time it takes to zone-plan-build are usually the main reasons why private investors stay clear.