In order to make this appealing to investors, what would be the average sales price an investor would purchase this make it worth it for them?

I'm a visual learner maybe if I could shadow someone for a week or 2 I could definitely succeed.

I’m not trying to rip him off but I also think the control from sub-to is more appealing to me.

Not to say if you're dead set that it's student housing you prefer to pursue you won't be able to find a decent value, but A. the numbers will likely be more appealing for you with lower income housing & B. the student market will be dead in August/September.

Part of my fears come from speaking to my family and others around me about investing and hearing advice and approaches thatseem to be very different from what I've learned on my own so far and different from what appeals to me about investing in the first place.

This owner believes the deed to the house was lost by the bank and that is why they have not responded to his appeal in court to cease the home.

Base cabinets are less expensive than top cabinets so if you want to do open shelving on top cabinets it can save you some money and give some curb appeal to your project.

A VA Appraisal is just that an appraisal with minimal cursory look at some items such as is the water on, turn the heat on and a ground level visual of the roof.

However, the double closing (in escrow) sounds really appealing if I find such a good deal that I may make 20k, 30k+ and wouldn't want either party to necessarily know that. 

Curb appeal is always good for the property.