(The CAP looks to be just under 12% at 10% vacancy - still trying to verify.)Currently I'm withholding the address from all potential buyers until they make a good-faith and temporarily refundable deposit.

You MUST, MUST, MUST independently verify EVERYTHING this person is telling you.I think you're about to be taken to the cleaners.

I suggest that you verify the new job and find out how much her new salary is.

Verify that they have a legitimate job that pays them enough to live on.

Does the buyer simply send a copy of the lease and their canceled rent checks to verify the amounts that have been paid?

you need to do more due diligence and include it in the thread if you want help.I would verify rents via seeing the existing leases.

Have you verified its warrantable?

I hit the link in the email and it takes me to the site were I approve the payment and the money is sent to my Bank of America account.All that was required of me was to setup my transfer account number (my BofA ACH and account#) and verify a small transaction amount.  

Now when it comes to buying, I have several realtors that I can go to to get lockbox codes and to submit offers.

Always verify your income sources from students.