But from personal experience, I've found it difficult to work with the larger "national" banks.

I want my niche to be tailored towards properties near academic universities and teaching hospitals on a national level.

Welcome to the BP Nation!

Plugged it into the spreadsheet, here's what I came up with: Assumptions (pulled from the linked sheet): -Purchase Price: $133,000-DP: 30% -Rate: 5%-Term: 30 Year-Closing Costs: $3700 (National average, will depend on your loan and deal)-Insurance: $2616.00/yr-Taxes: $2100.00/yr-Repairs, Management, Utilities: ~10%/yr (Roughly 3% repairs +$3750+$6000)-Gross Income: $2650- Appreciation rate of property and rent increase rate both equal inflation -At sale, 6% realtor fees + $1000.00 in other fees (probably not enough) Results (assuming you hold for 5+ Years):-Cash Flow: ~$4600/yr -IRR: 13%These aren't terrible numbers, but they're not amazing either.  

Welcome to BP Nation Matt.

There was a short article about safety when showing property in either the CA ***'n or National ***'n of Realtors magazine, recently.

LOL...the Browns don't use any philosophy, just take a look at the national mocking that ensued based on their recent logo "change"

If I'm not mistaken unlike some of the other "rules" this one is based on a survey of millions of units from the national apartment association. 

I don't know if they are national or not.

Working with a national broker would bring credibility, however, I doubt most will be gung-ho about assignments and options.