**I used all your numbers, public info from the Bigger Pockets mortgage calculator and public info on the Williamson County Tax Assessor's website.

Based on what you said, I wouldn't do this for the first deal because unlike all those gurus say it DOES take money and a LOT of time to get it right.I'm sure there are other ways to find deals but as you can see non are "the answer" but there is a common theme there: you have to network with other peers in the industry.

But I do agree with investing in an area along a good public transit line into Camden, and starting checking out along the River Line, specifically Riverside, NJ. 

@Blake Gansborg,My favorite non-text book about real estate finance is: What Every Real Estate Investor Needs to Know About Cash Flow by Frank GallinelliI does an excellent job of breaking down different financial metrics and giving good examples.

Have purchased two properties like this which never were publicly put up for sale.

Maybe your first year you have to accept non-college students and transition totally in 2019?

Michael Blank’s deal analyzer is good for up to 150 units or so and non institutional investors.

Have you checked the public county records to see what the property is listed as officially?

If you disclosed that the application fee was non-refundable up-front, that's not an issue.

Stay put and grow your savings through non real estate investments3.