Shane, happy to connect when your time allows this week

You’re 3+ hours away, so relying on a management company is smart, but they’ll need to be on top of things to handle noise complaints, damage, or flaky rent payments (some students lean on parents who might not always pay on time).

Consider the time and energy you'll need to contribute, and let those factors guide your decisions.

I know, I rarely am on here now, due to lack of time.

Times are changing somewhat though, so maybe over time if they are not supportive now, they will be at some point in the future. 

I have used then 3-4 times now 

I have many times jumped in the dumpster to get large boxes or furniture out to break it down. 

I weigh more on making 3x rent and having great rental history of on time payments with no evictions, no lease violations or violent criminal history.

Sounds like a pretty easy way to get in over my head fast, but at the same time, it seems like an opportunity to pick up a property WAY under market value and there theoretically should still be plenty of meat on the bone.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!