And now that I have the front end of the negotiations going, best pointers for sharpening my investment strategy and making sure it cohesively aligns with an exit strategy. 

Due to a combination of lease-up cycles on student housing and the "transient" nature of the social cohesion of student housemates, we have found using academic year or annual leases provides more stability when leasing a house (or 3-4 bdrm flat) to a group of students.

Nothing kills social cohesion among housemates more quickly than helicopter parents letting themselves in on Saturday morning.  

It's more than just professional photography, cohesive and attractive design/decor and investing in amenities.

While a sample size of 3 is quite small, you can then sit back an analyze all the deals and see what you liked and didn't like about the different price points.The 2 keys to be successful at any price point will be for you (1) to find a cohesive team you assemble or hire and keep them on schedule.  

I’m certainly not looking for a cohesive response, but I am curious how things look across the country to see if there might be any warning signs.

Individual sales pitches and technology integration vs cohesive industry leadership, guidance or even tips during eviction bans.  

But the cost on that is about $2000.Do you swap out EVERY light switch and outlet to make it universally match and cohesive or leave some of the old ones and just update kitchen and baths outlets and switches etc? 

I would suggest vinyl for the entire structure.it will give it a great, cohesive up to date look.

Definitely do the same color in every room, it creates cohesiveness.