Memphis has a pretty affordable housing market and tends to offer solid rental yields, which might align well with your goals.

According to Opendorse:The collegiate NIL market is projected to grow by more than 40% this year, with an overall estimated market spend of $1.67BThe collegiate NIL market is projected to eclipse the $2B mark in tandem with the highly anticipated revenue sharing slated for the 2025 academic yearIn the commercial segment, Women’s Basketball is in the number two spot for total compensation, second only behind FootballBy 2025, Top 25 NCAA DI quarterbacks can expect to net more than $1.3M annuallywhen factoring Scholarships & Benefits, Commercial NIL, Collective NIL, and Revenue Share paymentsCompetitive collective budgets within Power 4 conference are up 50% YoY, amassing to a war chest of $13.9MWhat schools have the top NIL Budgets?

They tend to sit on the market.

Rents tend to go up over time also so will likely cashflow in the future.

Properties here may require a higher initial investment but tend to hold and grow their value due to location and community desirability.

I tend to be on the conservative end of estimations, as I'd rather plan for the worst so the deal can only be better.

Keep in mind that potential buyers are likely to move on if you tend to be busy or don't respond quickly enough.

Here's why:Resale Value Boost: Even if your buyers don’t have kids, properties near good schools tend to attract more buyers overall.

What comes around tends to go around so doing right by someone would be the best play in my opinion. 

I've been in the insurance claims business for 20 years and not everyone gets that a modern mobile home tends to weather a hurricane better than most framed homes.