If you want to be competitive and the market is hot, your total earnest money (all in before closing) should be at least half of your downpayment.

Escrow doesn't close until the 24th.

If each of my contractors charged me $500 every time they pulled a permit, I'd have spent probably close to a quarter million dollars for contractor pulling permits over the past 8 years.Considering a typical permit costs about $50 and takes about 20 minutes of time (let's call it 60 minutes if you add in the extra driving time), that's means I should be paying no more than $100 to have a permit pulled -- the $50 for the permit and then up to about $50 for the contractor's time. 

Treasuries are down close to 30 bps in the last 8 business days.The reasonable bet based on tracking the last year is that they’ll swing back up 20-30 bps in the next couple weeks….What’s the over, under here?

As you start closing deals, you will need to reinvest your profits into mailing lists and other scalable activities to grow your business.

It sounds like you are very very close to your 1st deal.

Point being - if appreciation is close to equal to the interest paid on savings (5% currently) - wouldn't it be much easier to take the 5% from the bank with no headaches associated with owning the property?  

You can rent by the room, which can maximize rental income.Parent Guarantees: Many student leases involve co-signers, usually parents, which can provide additional financial security.Low Vacancy Rates: Due to the high demand, vacancy rates tend to be low, especially if the property is close to campus or in a desirable student neighborhood.Flexible Lease Terms: You can structure leases to fit the academic calendar, which means you can adjust rents annually based on market conditions.Cons:High Turnover: Students typically stay for shorter periods, leading to higher turnover rates.

I personally do a cost seg on every single property I buy (This is not tax or legal advice). 

After the closing cost, this home will probably cost me around 35k to purchase.I'll have 35k left to do another investment.