The difference in this portion of the execution can be $30k-$60k/yr more money in your pocket vs. that of our competition all other factors equal (such as the property size/location).Next, to drive costs down, I co-host (only for clients) at 15% which is 5-15% less than the large PM firms.  

It sounds like an ideal moment to either plow some more money into savings or seek private funding.Perhaps if you find a modest flip you can infuse cash into your system in a hurry and build your network at the same time?

But even if they do, the tenant could still argue that I am the one who borrowed money to finance the real estate so i am commingled.

And ideally sell it 4 years later.If I can more or less count on the renting of additional bedrooms to cover the running costs of the house, I'm really only looking at taking a hit on the buying/selling costs - which SHOULD be lower than what it would cost to house him in dorms for 4 years.I feel like this is pretty obvious and easy (not trying to make significant money here, just thinking I could save $10-$20k on housing costs over 4 years).

Taxes and ROI are much better in Oklahoma.

If this was a tax foreclosure, they have no redemption period. 

For instance a property that I purchased in May 2023, was homestead and the property taxes were around $3500.

Hard money loan from Easy Street Capital How did you add value to the deal?

His conclusion is that housing providers in those cities make enough money. 

OR you can make money when you buy with properly structured financing.