I am a GC and a PM operating out of Syracuse which is about 2hours north of Walton.

That seems to be a big road block for my  operations?

Your best bet is to make a couple friends in the lending world.

I think your best bet is to find and network with other student rental owners in the same student market. 

@Nicholas Lohr, how we handled this in 'simplified language' in our LLC Operating Agreement is this, using rounded number for simplicity - 1) We bought our rentals based on a price of "100 times monthly rent", meaning a duplex bringing in $1500 a month cost us 150K. 2) That is also the price we agreed to value them at if/when someone wants to sell their share.

The other 3/4ths of the property is an investment property and I'll bet they've been declaring rent and depreciating and writing off expenses on it for their period of ownership.

If you're finding the deal and doing the full operations, work on doing it with none of your own cash in the deal and a 50/50 split.

The rate we charged along with origination charges had no bearing on my commission so I was always offering our best rate possible.The second company I worked for is a smaller family owned company that operated rather differently.  

If you havent seen it, I bet you it hasnt happened.I would get your lawyer to file a 30 day notice or whatever your state/county has for a lease that is being ended NOW... 

Check out NOLO.I do recommend holding the funds in a bank account separate from operating funds.