When I started managing single-family rental homes back in 2009 in Augusta, GA, there was less variance in the industry (and also less services available).

I'm considering in Augusta, GA which is two hours away from where I live in Atlanta.

Purchase price: $212,000 Cash invested: $25,000 3 bed 2.5 bath townhouse 1 mile from Augusta National (Masters Golf Tournament).

I just feel like I am wasting precious time and I need some advice or some pointers in the right direction.

Basically anything online and media marketing related I can do.I have financial backing cash and otherwise as well as a of connections from high-end semi precious counter top dealers to general contractors and lawyers to private capital investors.

With a self directed plan, you can invest in a whole range of other things as allowed by the tax code, including real estate, mortgages, private company stock, precious metals, etc.In your situation, the idea of being able to potentially shelter more income from taxes (or make higher Roth contributions), and to be able to invest part of your portfolio in what you know would seem to be beneficial.  

That said, while student housing within walking/biking distance to campus is often preferred, it is my theory that if you choose one of the bedroom communities nearby, it is still close enough to rent as student housing for students who have cars, but if you don't secure the lease before August as mentioned in Cole's reply, you can still market to other renters.

I am in Augusta and there are certain areas here that are more investment worthy than others but again, it depends upon the criteria of the investor, and shame on me for not being more specific.

Common investment choices include rentals, private placements, tax liens, precious metals, crypto, private businesses, etc. 

In addition, as close to the beach as our mission beach units are, parking is precious.