Have always wanted to do something like this in FL, NYC or Vegas, however figured if I"m not onsite to take care of mgmt, unless I had some economies of scale working for me with a few in each area, probably would not make financial sense.

(You can also learn the painful lessons you must learn on a smaller scale before you start with bigger numbers.)Of course, that only works if you have the time, skill, and inclination, but it is the route I am taking.You might be surprised at the deals that are available on the low end right now.I am not opposed to debt used wisely and competently, but I support your idea to go without it.

But it must still be difficult to obtain financing on a large scale on a non-recourse basis with very high leverage.I will try to answer your other questions in separate posts to the extent that I know the answer.

Each have 2 and 3 bedroom mix, near universities, C+ (ish) type properties competing against large scale, A+ type properties, reduced enrollment, possible saturation, etc.  

Best places.net show the crime rating for this zipcode as 96/85 for violent / property crime (on a scale of 1 -100) so the neighborhood is on the tougher side.Update your pictures and get a PN that know the area.  

Very similar to how we are doing things...except we aren't at that pay scale quite yet ;)

Spend the $ to prepare the surfaces according to the manufacturer's directions and the contractor's recommendations.3. 

We have a hotel construction business where we generally handle 2-3 projects a year that range from 100-400 room hotels (mid scale brands i.e.

The deals could have gone either way and unless you are able to scale this type of business you may want to look into a more fundamentally sound alternative.Possible options1) You can never beat finding a real deal, if you find an actual wholesale deal you will have no problem finding a willing investor, especially in that area.

If you were a state, city, car manufacturer, etc. you got a bailout.