Personally, I'm very conservative, and I confine myself to sponsors that have a track record of at least one full real estate cycle with either little or no investor money lost.

@Breeya Johnson the entire market currently is in a cooling cycle with price declines and inflated expenses like property taxes and insurance.

Sticking with the theory of making thins simple and fool proof......any one have thoughts or suggestions

I would certainly try to rent it, even at a discounted rate, until the next school cycle. 

Quote from @Raghavendra Jakkani: The tenant should provide proof of income that doesn't require detective work.

Learning from a successful person would help to make your business more "bullet proof".

Instead it looks like a sales pitch that is targeted to unsophisticated investors who are new to the space.If that's actually the situation here than these deals generally have multiple things I can't stomach and is an immediate red flag for me.2) AAA Storage growth: At one point I was interested in this sponsor because of the claimed full real estate cycle track record with little to no money lost.

And when they do try to make stuff up to try to come across as right, what they don't account for is  I don't stand for that weakminded crap and I show more data and proof  that they are in fact wrong.To insecure people, this is "chest pumping".

When you say 40% annualized is that per year or over the entire life cycle.  

Some cycles it would take over a year to be an issue and sometimes it was only months.