Believe me, there will be areas that will make good money but you dont want to go there certain times :D))Good Luck!!!

@Jacob D Adamczak Thank you so much for your helpful reply. 

Assuming I don't have any money for d/p and reno, am I to understand that the HMLs will loan me these funds?

The home has an attached apartment (2 bedroom and 1 bath) a garage and the actual home is 4 beds, 3 baths with some big Family rooms and other space that could be transformed strategically to attract students or make the home more appealing/rent for more. 

A home has transformed into an environment of business and learning.

Update the listing descriptionHolidays like Christmas and New Year transform cities and towns.

Trump hotels worldwide have suffered since his fateful trip down the Trump Tower escalator in 2015, which transformed his brand during his presidency.

:D

There are some deals in C, D neighborhoods with a good enough spread where I'd prefer to flip them and invest the profits towards other properties.

If you're just having friends, family and close associates as investors you could do a Reg D 506(B) but if you want to solicit the general public you need to do a 506(C) and you need the right exemption.