So, there is no magic formula or sell you have to put on. the numbers speak for themselves.

Traveling nurses for medium term rentals or you could use it as a STR for college graduations, etc. as it's not far from many schools.

I want single-family initially, no HOA’s, good school district.

Once i have my permanent financing completed, then I'll confirm that it's gone well =D  I lived in this market for 7 years while I did my schooling(undergraduate and graduate) and have family and friends  (as well as business partners) in the area. 

Due to the population growth of the last 10-15 years, there are uneven student populations in schools.

@Michael SmytheYeah it’s more the amenities, attractions or near a family member. 50 miles plus isn’t a magic number, old policy

You can rent out the other 3 units and learn about landlording while you go to school.

Hey,I just recently moved to Austin, TX and currently attending Champions School of Real Estate to obtain my license.

If you told me you're going to Austin for grad school and pretty sure you will return in two years, same thing, might rent it. 

The location, school district, and lack of availible single fammily homes on the market.