One question is liability and insurance, also what if the 'adults' (ie couple on the lease) leave and all that remain are the students? 

If you take on the assigned debt and make a genuine effort to collect it, but it remains uncollectable, you may be able to claim a loss.

However, both buyers and sellers will need to remain adaptable and informed to navigate the ongoing changes.

If you end up with any leftover gain, you could also do a 1031 exchange and defer the remaining tax. 

*Rendering of Waterside Development*Brookfield is ahead of some other developers in the area, already well into it’s Halley Rise development, which delivered it’s first phase of buildings in 2022, and at completion in 2026 will have brought 1.5 million square feet of office space, 250,000 square feet of retail, 5 acres of public open space, and new public streets and infrastructure, also just outside the Reston Town Center Metro.Source: Chuck Kuhn Set To Buy Long-Stalled 225-Acre Loudoun Development SiteSource: Exclusive: Chuck Kuhn has deal to buy massive Silver Line development siteSource: Sterling quarry would become lake in waterside developmentSource: Rivana Developers Eye Construction in Early 2024Source: Halley Rise Project Remains on Schedule in RestoThanks for reading my thesis on Reston Virginia.

That could give you a better financial outlook for your remaining 10-20 years.

This could help them remain profitable while scaling.

Then I would take the remaining money that you have and invest that into a multifamily building if you are inclined to put in the work.

All in all the distributions were paid slightly lower than initially expected while the remaining is accrued. 

These renewals are helping maintain occupancy levels, even as companies remain cautious, opting to renew in place rather than relocate.The pandemic has led to a reevaluation of office space needs, with many companies downsizing or offloading excess space.