You live in a lower dollar amount area, so I consider that a small amount, where I live in San Diego, the commssions saved are significantly higher, but I still hire realtors at full price .

Maybe if I would have been here in 2009, i could have :)What I'm thinking of doing is going with something with a significantly lower capital investment (maybe $40-$60k?)

The following is an excerpt from Andrew's original post...WHICHEVER IS THE LOWER AMOUNT (super important)I understand the caution in all this, but entertain a scenario..I'm having a very difficult time passing up cash-only deals based solely off the knowledge that the ARV really isn't going to go anywhere due to the home being livable/only needing cosmetic upgrades/being sandwiched in between 2 or 3 other units of a multiplex...I say again I'm having a hard time forgetting these deals because they would cash-flow nicely and are affordable.

Seems like it only works in middle to lower class areas.

You could do a HELOC which may present lower costs to close but higher costs the longer you keep the loan out there.

It gets listed on the MLS by an agent and they put a lock box on your home and it can get sold that way for a lower cost. 

If this is the case, why would these students pay an inflated rate (per room) when rents are typically lower?

That is the price you can wholesale for, so you need to offer lower than that for your cut of the deal.

When I am having trouble renting, I will look at rent to see if it should be lowered.

Another side benefit is property tax rates are much lower than the HRM.