Have enough reserves and patience and build a portfolio of at least 8-10 properties to get some kind of predictable average return.I can provide more specific info... what numbers/assumptions do you feel are missing from the picture? 

I am seeing the big picture more clearly now. 

I think what will paint a better picture- I night the house 8 months ago, so probably overpaid 

The reason I think new construction can provide that opportunity is that you can eliminate inefficiencies.My experience is that students don't care about dining rooms, garages, super high end bathrooms.I certainly could be wrong but building to your customer seems easier than remodeling to your customer.  

I tell him to send me a picture, he responds with a picture of a tick. 

I'm disappointed there are no interior pictures.

Yeah, those CCRs can be tough, I've dealt a lot with Target and its similar, but can't beat the draw in customers...

You get the picture. 

I am seeing Steel coming into the picture more these days.there is no shortage of Timber/ lumber in Oregon.  

I've acquired a duplex, single family, quad and even built my dream home (with a custom AirBnB suite) thanks in part to the rental income I have.