My reason for the questions is purely curiosity - we typically only do A and high B neighborhoods;  while it definitely stunts the return, it also changes the quality of the tenants dramatically, and has a higher appreciation potential. 

I’m very close in mount joy PaWould love to chat more

This is pure speculation on my part.  

REIHub is purely accounting.

After graduation, move for your job and house hack again while keeping the first one as a pure rental.1.

@Dave Poeppelmeier I own student rentals and your advice is pure gold.

Forcing appreciation (buying the worst house on a good block and improving it to the condition of the other properties, then raising rents according to the improved condition) is a much faster way to build wealth than buying purely for nominal cashflow like $200/month and waiting. 

As you should be :) I am glad that you find joy in REI and are getting started on your journey.

However as a pure investment, you aren't going to get a ROI that you can in other investing opportunities.

Are you trying to buy a purely investment property?