Lock your jaws and keep ratcheting them tighter until you hear tooth on bone.

I'm sure Puffs brand doesn't love people who need a tissue asking for a "Kleenex."

For example, a well-kept condo, a townhouse in a great location, or a house with good bones can be a perfect first step into homeownership.

🤔Any deal that a wholesaler brings me typically doesn’t have much meat left on the bone.  

That's the biggest question I have with the student housing...is the extra cash by the room worth the hassle of playing match maker and individual leases vs just one lease agreement and the let the person on the lease manage the personalities, etc.The layout of the place is ideal for suiting out the basement (3 larger windows in the main area that would meet egress code, the side door and stairs are situated in a way to easily create a separate entrance and the laundry room is also in a location to make it shared use between both suites) so I am looking at doing that as well.  2 bedrooms downstairs as a separate suite.Normally I wouldn't look at doing a rental outside my home city but I'm getting a great off market deal on the place (roughly 25% below market value with lots of meat on the bone to BRRRR it). 

It also fits your budget & also I know some of some above 1,300 sqft, good boned, central air, yard space/drive way space having on & off market single & multifamilies in that price range. 

Backstory: Bought a 4-unit 1910 house at 3.5% down for $200k that needs a lot of work with great bones.

@Seth McGathey I feel this in my bones!

It had good bones and was on the market for 200 days.

Of course though, the appreciation is much more volatile, and you also have to take into account the fact that you must maintain more reserves with your cashflow cutting so close to the bone, so I'm not sure there is truly much of an advantage.I hope that gives some food for thought.