My hourly rate is very low, and I make most of my income from over time.

Offer a Dispo fee.

not positive but ballpark guess not sure how much those cost yet... but im using the 70% formula so   364,080 x 70% - 30k (repairs) - 8,500(whoelsale fee) and i get $216,356 as my (MAO).

I would agree that this fee seems reasonable for your personal return including the three properties. 

Why I Love Student HousingRent Premium - Students will typically pay 40-50% more in rental income than market rate housing.

This can be accomplished by hiring a service for a fee.

It's an inexpensive market, but don't fall for cheap opportunities that look good on paper and details left out concerning the location and the vacancy rate. 

Remember though you either offer on total CAP rate or pad rate only plus wholesale value of the trailers.  

You also have to factor if there is an HOA fee or any annual or semi-annual association dues, in some cases flood insurance.If they are off on the upfront numbers it changes the DTI and can make or break the deal.

Otherwise, you might end up spending more in attorney fees trying to fight this issue.