Build and nurture those relationships. 

It's a business - acquiring/building, managing, and growing a business. 

New occupants will be coming soon, but in a 3 family, i have set of excellent student tenants that renewed.That said, many landlord insurance policies have exclusions for students, so I am trying to gather info on updating a policy to consider the fact that the building is only going to be 33% student occupied.  

Think that is very true because end of the day you are building a relationship with them and teaming up.

Quote from @Kolby Knickerbocker:  Have you considered building here in Central Oregon or an STR here? 

However, building a relationship on a lack of disclosure or a lie isn't probably the best idea, let alone the ethics of the matter.Hope this helps.

First off, I really like how you’re thinking beyond just the renovation.. you’re creating a tailored investor strategy that builds excitement around upscale features.

You will also likely be paying more than more experienced investors as you build your team and knowledge.

You'll get a feel for the age of the neighborhoods, the vitality of the commercial buildings, the ease of location, the closeness to jobs.The markets you're describing are more linear, and usually have lower capital appreciation.

While your condo snowball strategy builds equity, modest cash flow and HOA fees may limit returns.