In addition to being a college town, the business industry looks positive.

Fortunately, a substantial amount of equity has been built up in recent years, and a near-term maturity may serve as a catalyst for owners to take profits and recycle the capital into new venturesHere are several graphs illustrating the current national commercial industrial market in The United States of America:Full Commercial Industrial Market Report Here: https://d2saw6je89goi1.cloudfront.net/uploads/digital_asset/file/1189855/United_States-Industrial-Capital_National-2024-03-10_a.pdf

The one where you build a rock solid financial position over time.

An example is a previous duplex assignment I had which has grm's ranging from $199-$283. assuming market rents of $1,000/mth for the Subject, that equates to a value range potential of $199k to $283k or 40%+It's a lot more challenging accounting for grm differences than other property differences.But, once again, this challenge of lack of comps may actually benefit you to the positive.

I’m in the same position you were. 

It provides vacant homes, preforeclosures, loan balances, equities, tenant occ, and so much more...Any ideas/opinions?

Of course, again, with the m2m, you have a strong position.

My goal is to break even or have a slightly positive cash flow. 

We feel good about this as it almost sold awhile ago for this exact amount and has been appraised around this as well.I'm in the unusual position of being able get financing from a private lender. 

You'd need to ensure your ARV is 20-25% higher to get your original cash back out while meeting the refi equity requirement.