Does anyone have any personal experience dealing with the college kids in this area, good bad or ugly?

So i TOTALLY RECOMMEND INVESTING IN TENNESSEE.Speaking on South Florida, First off its not a very large area in terms of land compared to other areas in the country, so with this in mind I don't know that i would say its a bad area to invest in, but i do think that a seasoned investor would do much better here than a newbie, simply bc i think its safe to assume they would have the network/financial backing to move quickly on deals... 

True, a return of 5.77% is not such a bad thing, but at the same time it is not a very compelling return.

And it’s just a bad idea.  

You can get started without any capital.Flipping you have more risks but the returns are also higher.I find that a lot of wholesalers have terribly bad deals because they have never flipped themselves.Imo, you learn a lot more flipping houses.But having said, wholesaling forces to get in front of people.

We finally evicted the messy tenant and the roach infestation was so bad we had to replace the carpets.I often doubted the complaints of some sensitive tenants till we treated a unit, my wife went in the next day to clean up the vacant unit a day later, and got pesticide poisoning.

An area is only bad to invest in if it doesn't fit your criteria.

That said, there are a LOT of these companies and not all of them are bad.

I have had this happen twice in 5 years.The biggest issues that are more common with poor PM's are bad tenant screening and lack of inspections.  

Hello, my realtor found a tenant for me who appeared to have high income and great  references. come to find out that all are falsified. she stated she worked for a government agency and that was false, reason I know is I found her on facebook and she is self employed - WITH BAD REVIEWS AND ONE OF THEM WANTS TO SERVE HER - YIKES,  I can also see who she used as references, which are her FACEBOOK FRIENDS -NOT HER EMPLOYER.