I would list them as Rent to Own (more people understand that language then lease option).

The reasons are 1- less competition in commercial2- greater property types lead to more opportunities for “value added”3- commercial net income projections include expense for property management, 1-4 unit residential usually do not4- greater “universe” of properties to buy allow higher minimum return standards Of course residential is MUCH easier to successfully deal in, and with reasonable leverage has small downside risk, so I 100% agree that most investors should stick with residential.  

Hi, I have a property in the edge of the university city area of Philadelphia.

There is significant room rental demand near the University especially. 

Consult your tax advisor.You realize all I literally had to do was Google "irs airbnb active", scroll down and find their position in a Memorandum.Strong language makes weak arguments but you missed that lesson.

The university is right downtown. 

Looking around Saint Lukes, KU Medical Center, and The University of Missouri to rent mostly to travel nurses/ professionals. 

More information about this requirement, including mandatory language, is provided in the Notice section of this webpage.The limited exemption for single-family homes does not apply where there is more than one dwelling unit on the same lot, or any second residential unit in the building that cannot be sold separately from the subject unit (such as an in-law unit).

What I see is: 1- a very large supply in that area of both units to buy and to rent. 2- the developer's one site shows units listed at much higher prices (asking) so that part jives with the idea of a negotiated rate 3- too careful language around paper gains v record. 4- scouring the internet, very few records of actual returns. 

If I were you, I’d work to get up the DP and closing costs for a single family house near the university you will attend for med school, then I’d rent out the rooms to other med students.