I think most of the students at those two colleges are commuters anyhow.

I was hoping to get some feed back from my experienced colleges.

Allen, you mentioned your kids going to college.

I haven’t used them yet but Universal Settlement Services is an investor friendly title company in the state college/altoona area.

I dove into real estate as a college student, working in New York City as a real estate agent during the summers.

Same type of cars, vacations, toys, kids in college, etc.  

This takes care of collections and filters tenants to a large degree.  

And here in PA, the new buying/renting season starts the first day the temp hits 60 degrees, sometime in FEB or MAR. 

In my experience, the larger properties pre-lease earlier (5+ BRs) than the smaller properties.This student rental thread may be helpful: Nearing 1,000 College Tenants - Here's What I've Learned

We see it in our market here in College Station, Tx. also... the bigger properties do really well during our peak season but tend to be pretty stagnant during the week and sometimes even the weekend during our slower season.