I grew up very poor and my mother always had a hard time making the rent (and didn’t on multiple counts).

Even with investing in sate, its good to factor in the cost of management so your investment is still profitable if you decide to hire a manager later on or sell to an investor with a manager.10% of gross rent collected is standard and usually goes down as your unit count goes up. 

Sorry I missed the note on your flexibility - being open to smaller unit counts would certainly help with your search.  

When you count days in attorney review, you do not count weekends or legal holidays and attorney review can be extended if agreed to by both parties.

I'm not sure if I should be counting the college checks that he has coming (assuming financial aid money).

They generally put out clauses even in the primary term of the lease and the options can't be counted on.The question I would be asking myself is if a cell tower is the highest and best use of my land?

Also, the tax assessment is about 50k above purchase price, so I may be able to get the taxes lowered some, but I not going to count on that.

Preferably one that can count!

So don't count out loans in judicial states.

Will begin working on a rehab soon, the basement has me a bit perplexed.3 bedroom 1.5 bath (2.5 if you count one full bath in the basement) single family home. 1200 sq/ft. + basement is 760 sq/ft.