My advice is to have two sets of eyes on each property before you purchase (even if it is a contractor or property manager). 

Can be a hefty fine if they catch you flipping without one of those

I'm sure you will catch a LOT more on the first pass, even if a short visit, than most of the rest of us!

With the new campus it looks promising, but it's taking more time than folks thought for student rentals to really catch on there.

Being inexperienced, I kept giving them more time hoping they would play catch up and pay the late rent fees.

If they cant pay 1 month the chances of them catching 2 up is slim to none.Treat section 8 as any other tenant.

Keep an eye on the property.

I can sit here and negotiate with you until the titanic floats, we may even agree, but if you didn't sign in writing, you are no different than Sailor Timmy who called on the phone and said "how much" and then hung up.You can't sue someone for taking further action than you were willing to go, or because the world didn't wait for you to catch up. 

When you pay an agent, they market your property to more outlets than you will, resulting in more eyes on your property, more showings, and more offers.

Are we gonna catch Austin tailwinds with our appreciation?