I also feel I have a better choice of neighborhoods in CO and for the same price of a house here, I can get one that is newer there.

Unless buyers have a ton of choices in your market, give them the freshest house possible with the allotted $20K of repairs and improvements.

There is also a portal that you can share with your tenant and you can store documents of your choice.  

Smart choice in introducing yourself!

I am undecided but if there is going to be a dishwasher I will throw in a disposer.(5) Countertop choices - what is the best material for the buck besides laminate?

I have sufficient funds for down payments but I won't be able to get any mortgages and I don't know how to escape this dilemma.What is the most efficient way for me to start buying cheap properties?

You'll be able to have a choice between tenants.

Explain their choices to them: a, sell with an agent and pay the cost to sell, which averages 10 to 13% of value of the house, b, rent it out and wait for the market to recover, or c, look at the ways to sell on terms to perhaps avoid the costs to sell.

Double ovens and gas range tops with hoods are also in high demand.Plumbing fixtures - depends on style of house, for modern, go with polished nickel and very sleek, for Spanish med the bronze finish is the best choice, same with door hardware. 

I would love to be able to spend all my time in REI and property management, but that will have to come down the road given our current financial position.So it seems like targeting properties for non-students would be the best choice for our first investment or two.My other concern with student properties is how competitive the market would be; first, for purchasing properties that become available, and second, how low profit margins would have to be in order to attract tenants.