The real estate agent said there is a "premium" on some of them because it's close to downtown or a college. description: 4plex, Studio Units (fully renovated)Price: $475kRents: $795(seem to be ok for the area)x 4 units=$3180.0050% rule= $1590Down payment: 30%(seems to be the norm for down payments)Loan: 332,500 @ 6% over 30 years = $1993.51---------------------------------------------------------------------Math shows I would be at a Negative C/F of -$403.51So Obviously the offering price is wrong, but what would be a good price for the property?

I would only consider a guarantor in the case of renting to students in a college setting.

If any aren't, replace them.A friend of mine did the "turnover" maintenance on the apartment building he lived in his last two years of college.

When it comes to college students, I think many students (and even colleges) will be more open to taking and offering online courses, because sheer necessity has shown that this is do-able.

Is it a College town, Medical Town, IT Town etc. 

I grew up in Northern Indiana (20-30 minutes south of South Bend in Plymouth, Indiana) and went to college in Indianapolis, so I am vaguely familiar with these areas.  

In my opinion college is risky.

Nice to meet you all.about me: I'm 23 years old, just got out of college, and I recently became interested in real estate investing. 

Both buyers are new college graduates, one with a masters degree with excellent credit, and both have signed employment contracts with the local school districts.

* any insights into appreciation of properties located in college towns?