I was also talking to one investor on another post and he says he rents the furniture to the students per semester. ( desk, dresser, rolling chair, bookcase, a/c) he charges $35/1 - 35+25/2 - 35+25+15 / 3 -  35+25+15+10/ 4 and $60 for the a/c unit. for additional income

RichYou are getting into some details that take the whole semester in law school to review. and that was many years ago. 

We always set our lease end dates to expire about a month before the University starts the fall semester so we are advertising during peak rental season to both reduce days vacant and maximize rent rates.

I agree, the timing makes the difference and likely will get rented in what ever cycle that is occurring, such as, students that are rotating for the school semester.

Instead, they would grant loans in installments, as the student performed each academic semester, and require internships or other job related searches.

Also how common is it for a student to pay a semester up front with financial aid?

She is obviously getting tired of me and I'm lucky that she is a computer programmer and has gotten a big favor by her boss to help me out.That is enough about me, I could probably write a book about my experience and I have not mentioned how proud I am about my 22 year old Daughter and that she has one semester before her college graduation at the University of Arkansas. 

But along the way, about a year ago, I signed up for a class at the Junior College near where I live to get a formal weekly basis of knowledge on Real Estate Principles, and now this semester, Fundamentals.

It costs $6,000 per semester at the University of Arkansas.  

The rents are amazing, as long as you are OK with year over year turnover and possible vacancies during summer months or holidays (could make up money with VRBO or AirBnB rentals during this time).Most of the rentals I have seen have furnishings, appliances and charge a rental fee that spans the quarter or semester needed for the students (think like "Fall Semester, $1600 per bed, 2 beds per room, as an example...this number is low and is just to provide an example).There are a lot of people here on BP who do this on a large scale, you should search the forums, find one or two and ask to pick their brain.