I'm now spending my lunch breaks at work using google street view to virtually D4D. 

Obviously college is great for certain careers, but they cannot teach you the art of negotiation or lead generation which is what your first few months/years is in the business.

In that location, if you know how to market your unit before your old tenant leaves you could have virtually no vacancy.The multis in Takoma Park if purchased using leverage are almost guaranteed to be cash flow negative.

Tenant gets shiny new stuff.What makes it work is that your competition does virtually all the paperwork pushing, and then at the end they get paid by PG&E.

If you get a property under contract at the wrong price, then you can always back out of the deal based on your financing or inspection contingency with virtually no risk.   

My question is should I pursue looking for hard money lenders at almost 100% ( yes I know that is virtually impossible) or should I start looking for private money investors and if so how?

Depending on your budget you can use "virtual" assistants cheaper who have the talent you need and in small routines where they can help you but not be overwhelmed.One of the best ways to learn is by working and making mistakes.  

If it's a school with many technical, engineering, and medical degree programs then it will probably weather the coming storm better than a small/private liberal arts college.Alternatively, if Hillary Clinton wins the presidency and introduces basically a single-payer system for higher education, maybe these problems go away and college will just become like second-high school for most students.I know my alma mater, a large "State" University saw a "surprise" decrease in enrollment this fall and immediately was talking about cutting staff and the like because their budget has been based on the perpetual growth of enrollment and tuition costs as seen the last 10 years.

We did love how close we could be to major sporting events and the arts on the West Coast. 

Working virtually with a CPA can be much more efficient!