Foreclosed condo's often have less major repair issues though, and cash can be a bigger king, in some cases.   

It's a complicated topic, but there are 2 major economic factors that make them a super risky proposition. 

I am looking for properties on the smaller side that I can do most or all of the work myself.I’m looking into using hard money to fund the majority of the deal so any advice with that is helpful.

We have a variety of jobs we work that are either remote or require us to travel to them so we are open to any market that is within two hour drive of a major airport (so 75% of the country), but where!?!

Major drawback, if LLC is primary borrower and student is sole member, might get beat up by commercial lender on rate/terms. 

I send everyone to First Financial NW Bank for commercial products.

Which product type will generate you the most return on your investment. 

Building does not have parking spaces in the back (as majority of the buildings in the area do) so i would need to add that once i get it, units are a bit outdated, roof needs to be replaced in the next 1-3 years, tuck pointing may be needed in the next 3 years.

Product sheet on the site.  10,000 loan variations plus a net branch system where you can learn the lending side of things and earn on both sides of the fence, doing your own real estate deals and the ones you don't offering financing. 

A majority of properties are "curb offers only" so being able to have a team that is familiar with that and has a great reputation is really important.