@Danny Sanchez I had a client close last month who paid $1,200 cash to own his $300k home. 

Account Closed, purely from curiosity: what are you looking to achieve?  

Having a trusted attorney review them before hand can be a lifesaver should any issues arise after closing.

The problem that I'm having is that I can't get anything even close to breaking even AFTER I move out. 

You absolutely charge higher rates if it's in close proximity to a University; they're paying a premium to live close to campus.

Our offer was accepted and we provided a nonrefundable $1k deposit , 10-day close.

We have always used conventional lending, but I would like to get established with a hard money or private lender that I can work with for future investments that can close quickly.  

I would tread lightly.

You can wire the fan to the light switch to make sure it always runs.

So let's run the heatmap again but instead of running it for a month let's run it for a few days.Now pay close attention to the menu buttons (green arrows)Here they are in order:"How It Works", "Reviews", "Our Company", "About Us".So, let's look at the menus"How It Works": Plenty of clicks.Reviews, not so  manyOur company, plenty of clicks.About Us?