If you are going to live a fair distance (like in another state) from the property then I would suggest you get a Property Management Company involved.

even if you manage it yourself, you need to factor in property management to ensure the deal has enough cashflow.

In the Temple area I know of two investors that lost fairly badly at that game; due to low demand.Yes, to renting to students and yes, to your smart observation to keep all markets available.

Also, I am a mortgage loan originator that does a fairly significant amount of volume. 

you can install them fairly easy yourself as they come pre charged which will save you a ton but not much savings over a central unit if you have duct work already if you are having an hvac company install.

Could anybody please explain to my these 1013 rules below with examples in numbers keeping in mind that my numbers are:purchased for 250 all cash dealsold for 600 - 30k for real estate agent = 570KTypes of Replacement Properties to Identify: Three properties without regard to their fair market value.Any number of properties as long as their aggregate fair market value at the end of the identification period does not exceed 200% of the aggregate fair market value of the relinquished property as of the transfer date.If the three-property rule and the 200% rule is exceeded, the exchange will not fail if the taxpayer purchases 95% of the aggregate fair market value of all identified properties.I do not understand exactly what "aggregate fair market value" means and especially the third point is a mystery... if you made it so far ;) and understood I misinterpreted the BOOT, could you please explain it to me with a clear explain in numbers?

To be fair, I misunderstood the timing.

It is the easiest and lowest cost as you just pay a company or yourself to ratio out the bill each month but certainly is not fair or accurate for obvious reasons. 

The general consensus was that for a 3/2 or 4/2 SFR home, 8k was fairly common while anything pushing 15-20k was not very common.The house I was interested in had a bid for 7500 but also 18k, so I'd be curious where the difference was.  

What I found was most common is that banks are waiting to ensure a clean deed before they list them for sale.