Being in a college town doesn't help because you will have more investors, who are underwriting more stringently since college kids are more likely to destroy units, they will likely budget much higher turn over expenses, plus front page news on big drop in college freshmen enrollment projected for next school year.Personally I would steer clear of it.

The issue is all the banks that i have talked to wont allow this.

This could potentially mean I will buy a problem that wont be solved until the end of 2021.

In some areas, the VA loan requires a "wood destroying insect" inspection that the seller has to pay for.The bottom line is that VA loans actually put the veteran at a disadvantage in a competitive bidding situation. 

most 100k houses wont hit that number. 

A BRRRR usually requires extensive renovation, alot of hard money guys wont give you that kind of money unless younare a general contractor, expereinced in Rehabs, or youre partnering with ankther investor who is

Thanks @Steve Vaughan I had never heard of it either before the fire destroyed my rental and @Dave Foster was kind enough to point out the law and that it would most likely help me.  

Govmit will work at out.. or at the very least Biden will enacted it on the 20th of Jan.. it wont go past that. 

One BAD tenant that trashes a property can quickly destroy any profit you thought you might have made for the year.

I wont go into detail on here but the company I was working with turned out to be very shady.I'm now setting my sights on my next property with the lessons I've learned from that deal.