@Carson Wilcoxthe sales slowdown is quite widespreadhttp://fortune.com/2019/01/22/u-s-existing-home-sa...I think it is too early to say if it is a blip or the beginning of the next downturn but the "doom and gloom" crowd is out in force.https://seekingalpha.com/article/4240221-housing-m...

How would u provide proof of funds to get offer accepted, is there a way around getting getting a certified check?

List the coffee maker.Furniture add black out curtains, coffee table or end tables (you can even get those small u shaped ones you can move around so you have something to set a drink on.)

It's pretty cheap and will give u tons of info.

The students mostly live in the center of town north of the U. 

see if u can get kitchen kompact cabinets in your HD store.  

sa=t&source=web&rct=j&u...

the darker the stain/finish, the more it would protect the wood since it has more pigment in it.i have used Readyseal from texas many, many times and have been super happy with it. they ship and it's cheap/quality stuff.also, painting/pressure washing forums have many threads about the best stain/sealer. no matter which one you use, you'd have to restain every 2-3 yrs.i'd skip all that and get composite. looks much better.post pics when u are done.

Impossible to answer with your limited info, however, since u offered your max upfront, u have limited your options.

U cant make money when your in ORegon and you have a 40 unit in the mid west in C class or C- which is really D + for just plane D..