After doing the math w the BP software, I basically need to buy the house at 285,000 to be able to break even, recover my money and carry the loan.

That is a whole different ball game!

The costs of the buildings there are pretty low, it is infested with a lot of drug users so your PM has to be on their game.

It is really just a numbers game.

If you ever have any questions about student housing or landlord software, I can be a great resource!

So for me i am thinking about joining the Game by wholesaling this way i dont have to use my own money or credit ..and i can just keep paying down on those debts.

@Candace Ellison That sucks and is probably a game...see the tenant knows they just have to not sign for it and then you can not prove service. 

However, maximizing rent is not my game. 

So that they have a little on going skin in the game if they feel it is truly a good deal

you could play the arbitrage game and borrow at 4 or 5 on your heloc then use those funds to invest with a really good HML in Bend that is doing short term flips probably make 10 to 12 gross and net 5% to 7% on your arbitrage..or you could just use the money for quick turn and burns.. if you have the band width to do those..