My market is going so fast that house are getting under contract on 2 days of be on the mls there were a few house that we were looking at but when we did the number they kind of didn't make sense to I rather to wait until I get something that if the market goes downside we would be able to at least break even and thanks again for your comment. 

Even though he wasn't legally required to, I find it troubling that a real estate agent failed to disclose this significant fact.

They gave me reasons ranging from not being liguid at the moment, to I don't want to invest in student housing because of the large turnover.  

I have since decided that I do enjoy my job when it comes to working with people and it always being something different but I dont enjoy working WHEN and WHERE they tell me to.

I was wondering as to is having a lease very necessary?

Does anybody have any recommendations on what lenders to go to?

Charles Marshall I think the 10% he referred to is for marketing costs and holding costs

You've already had a few good suggestions here about how to use your money, though maybe you've got a bit of analysis paralysis now ;) What it comes down to is this: you can spend your money in a number of ways and they will all have upsides and down.

Real Estate, at least as it pertains to how it is commonly discussed here on BP and what you seem to be referring to, is an active investment.

The cash they're referring to is yours or mine.