This is not “student housing” in the traditional sense - even the vacancy risk doesn’t exist as it’s a 12 month lease / they work over the summer there, etc.  

While some buyers may shy away from the 7.125% interest rate, others who are familiar with the "Subject-To" strategy or are more flexible on financing terms may see it as an opportunity to acquire a property with decent equity and no need to qualify for traditional financing.

Some kinds of auctions allow you similar protections as a traditional sale.

Will likely take longer to close than a traditional hard money (they have to order an appraisal, satisfy lender conditions etc..).

If you decide you need a third choice and didn’t choose them already.

But I have 0 empathy to pay for someone's CHOICE of not having there stuff insured. 

Often, traditional lenders offer better rates, which can significantly improve your profit margins.2.

I just wrote an offer for full asking price at 30 day close, with a contingency to extent at BUYERS choice for 30 more days if I don't get an favorable response on the electricity install costs.

2) You MUST screen these people before renting to them, but you can use FurnishedFinders screening tool3) Otherwise, you can put your choice of screening link in your ad or include in a response template in FF.

Cities like Memphis and Columbus often have more affordable properties and good cash flow opportunities, making them popular choices for investors.