To maximize returns, ensure compliance with local regulations, prioritize owning the land, and offer student-friendly amenities.

The home should be returned in a condition very close to how it was when they moved in.

It's thankless and non-stop.

I don’t want anything in return—just hoping to network, make new friends, and maybe be of help or value to you in any way.If you're up for grabbing a quick lunch, coffee, or beer (on me!)

Our exchange didn't work out and they returned the proceeds via wire as soon as our 180 days were up.

Reg D 504 allows non accredited but "sophisticated" investors.  

Seems like too much work for too little return UNLESS you own the property, or perhaps have an option to purchase the property allowing you to capture any increase in value.   

What is the cash flow/ cash on cash return. 

It'll be easier to start with a turn-key property, but if you have a good contracting team, a value add will typically offer better returns. 

As for income verification, I require the applicants two most recent paystubs and if self employed I need their most recent tax return.