La Jolla Condo with a land lease with SDSU hasn't sold. Pivot to corp/student rental

[Huggy Ford]

I own a property across from SDSU 9793 Keeneland Row, Blackhorse community La Jolla 12 years paid off. Been listed for 5 months for sale, but it's is a land lease now with 29 years left. Has potential buyers shaky. Did a 125k upgrade to unit, but now need to make income.  The question is do I rent to students or corporate? We had it for our kids while going to school . Any help would be appreciated. I'm also thinking of turning a room downstairs into a bedroom with a simple wall.