But sounds like you have more due diligence to potentially do.

Cold calling, negotiated the deal directly with the seller and with the end buyer What was the outcome?

Based on current rent not potential rent max price should be 900k to be able to cash flow property. 

I remodeled all of the cosmetics in the property and also replaced the roof and landscaping What was the outcome?

Focus on the numbers, finding/buying/creating an opportunity, and maximizing the potential.

I'm with you @Noah Laker , I think there is huge potential in college towns and mid-to-large cities so long as you do your homework on the legal side.

Does not matter from whom you borrowed and where they got the money to lend you.Third, their situation is potentially problematic.

Updated the kitchen, repainted the house, and replaced the roof, as well as cleaning up the landscaping.What was the outcome?

What was the outcome?

Outdoor space, including parking, living areas, and potential expansion, can enhance the property's appeal.Location should be considered, as properties closer to tourist attractions may command higher rental rates but may also come with higher purchase prices.