I want to major in accounting.

I recognize the drawback with this approach is that all my units come up for renewal at the same time... but so far we haven't had major issues.

HMLs can do a % down of the ARV and finance your rehab too depending.Refinancing usually has a 6 or 12 month seasoning period depending on your local credit union/bank and usually they require 1 year lease.Lenders- if you are going conventional, and have properties in your target market that would finance (ie no roofs that need to be repaired or major mold issues) then just start talking to local lenders and see what their requirements are. 

However it is our experience that the large majority of rent to own buyers only care about the monthly. 

Offer got accepted and come to find out upon further inspection that there is major foundation issues.

Productivity per worker is increasing at exponential rates.

In the DC area for instance, most investors know of the major wholesalers - Express Home Buyers and Market Pro Homes.

That's an example but something in the middle ground that works for both of you.I'm a bit non-plussed with some of the large multi-family syndicators who like to talk about how they can force rents up for lower income people and in almost the same breath talk about how they help the same people with their charity...I think, like everything else there is a productive middle-ground where you can earn good returns and not force people into bad situations.

If a utility company is a major employer of town could they be considered an economic anchor?

I personally don't think the majority of investors are too concerned with their purchase/sale price being "convenient" for a mortgage broker they just want the deal locked in at the best possible numbers that work for them.