Also specials maybe $50 to $100 a year on averaged out unless its a building with really high reserves, they all get specials at some point. 

You don’t need a full-blown FA just yet; start with a simple “Protect–Plan–Grow” stack:Protect: 6–9 months reserves (incl.

And remember, the more deals you do successfully, the better terms and leverage you’ll get from lenders.Since it’s your first deal, one big thing to focus on is having enough cash ready for your down payment, closing costs, and reserves.

Let the property work for you while you build reserves and learn.

If you are low on reserve funds buying another asset is an awful idea.

. $30k realistically means that you could buy a 100-125k property after closing costs, make ready expenses, and cash reserves.

(Reserve funds needed for the unexpected roof, furnace, kitchen remodel . . . etc.)

I’m fully pre-approved (strong W-2 income, good reserves, quick close).I’ve lost several offers recently in Bridgeport and on the North Side (Avondale, Logan Sq, Albany Park).

Huge “instant value.”Except… I don’t know a single stabilized student housing operator running sub-30% OpEx without cutting corners so aggressively that the NOI becomes fiction.Here’s what I’m seeing in the real numbers:Where the OM breaks realityManagement fees appear included,but once you properly account for student housing staffing — 28% isn’t sustainable.CapEx reserves?

Selling one property to add a liquid, taxable account for college/retirement flexibility is a totally rational move — especially with kids about to hit college and you wanting to retire in 10–14 years.One thing to double-check:Since the sale is 11/24/25, make sure the tax estimates line up (federal, Colorado, NIIT if it applies, depreciation recapture).