The unit is not a stand alone, it is inside of a build. 

For the most part, I think real estate investors around here will look for certain things:Jobs in the areaPopulation growthSchool districtsLandlord friendly government(s)Other investment and retail buyers entering a marketThere are also 'gut feelings' people have when they're raised in an area or have a lot experience with this.

My first step is to include a clause that I will not assign, but I am not sure what to put in Paragraphs 3 and 4 or on a 3rd party financing addendum. 

I got a good price with 10% discount and it would cost more overall to have the contractor come back later to install the AC condenser part.  I

It can be a lot cheaper if you rent a house with friends, but there's a good chunk of the student body that doesn't want to live in the proverbial party house. 1,000 new housing units MIGHT start to make a dent in demand.

Also as of right now I would be using it to fund fix n flips and hopefully buy n hold but I can't seem to figure out how to structure them to protect all parties involved...I am also wandering about sec rules and how they apply to any of this.

Just make sure that the escrow/title company is a disinterested, neutral third party and has NO connection to the buyer or seller.

All interested parties are notified of the tax sale.

Exterior walls standing, new roof, interior walls, siding, no landscape, no patio, with 2 car garage, you're looking around 200-250/sf if you want high end. i like those size projects.

The important part is to prevent warmer, moister air from traveling to cooler surfaces where it will condense.