$500k would be enough to go out and buy something else leveraged that would potentially get you a better return.

You are best off to raise the rent and give the tenant the option to stay.Also, I hear a lot on here that "rents should be", "the potential rents are"... make sure that you do your due diligence when calculating potential rents because most new owner OVER estimate them.

I typically host single family homes, but have been asked to potentially host an apartment complex of 22 units.

We have our starter home currently rented out and can potentially move back. 

If the agent is doing the marketing, finding the potential buyers and possibly working with other agents to help you secure a deal then I would still charge 2.5% for my listing services and 2.5% to any buyer's agent. 

I then sift through these properties and use my development skills to identify properties that have the potential to be developable for residential purposes.  

Focus on one or two target markets, get familiar with the numbers, and use tools like BP calculators to analyze potential properties.Whether you start now or after graduation depends on your bandwidth, just have the right systems and support in place first.

Property should go for a premium just on that potential.  

BRRRR with a bang: If you can pull this off, the value-add potential is huge.

While it's positive after expenses and has potential for improvement in year two, it’s been a bigger hassle than anticipated and taking attention from other priorities and areas of our life with not enough return.