Colors, quality of paint, how much prep needed, holes patches etc. 

DSCR loans are not that low and regular hard money loans will be in the double digits.

This seems unrealistically low for a 40 unit property.

(Assuming quality of service doesn’t decrease.)No matter how you look at it, that is a ton of money.

Keeping it friendly and low intensity is more likely to be successful.I recently offered to completely replace my neighbor's fence next to my rental and they said "No".

It seems to me that they all whether paid of free, will all have the same exact amount of houses because all the transactions are all public and so they seem to compete with each other based on the quality of the data of the houses, how up to date it is, and the user experience in configuring the how the layout is.

@Nick HulmeMaking improvements to your primary to make it high quality enough to rent above market rents, rent it.

Locally my observation is that the need is more for low income young and working vs college student.

I have lumber liquidators, home Depot, Lowe's, and who knows what else near me (central CT).

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options.