If the building is potentially worth a lot once all fixed up, your purchase price is a small fraction of that and you have the rehab budget as well as the time and energy to take on a major project, then ask for the appropriate price reduction and if seller agrees go for it.

Any useful advice...Efficient Market Theory says that you are not going to make excess returns on a continual basis by renting out rooms to college students. 

I assume there are very few and there are more people with deep pockets that can pick these few up more efficiently and effectively that I can so I ignore it.

I'm actually the queen of thrift store/Craigslist/World Market STR staging, so I could probably throw it together if I get the energy.

I only accept cash at the very beginning cuz I think it is the most direct way. but later I realize that it is inconvenient and will take a lot of time and energy.

This combination of factors quickly become a headache for most.A Series LLC formed in a business friendly state such as Texas or Delaware is a much more efficient and cost-effective solution for investors with multiple properties--or even those planning to get multiple properties.

So, what it comes down to is the $500 just doesn't seem worth the energy since I am now going to be selling the place and hunting for another investment property.

Anyway, I am looking for tips to make my BRRRR process more efficient, and effective.

I look forward to meeting many of you in the future and feeding ideas and energy to one another.

Keep up this kind of energy and this will hardly be the last one you come across.