@Elizabeth Lark self directed accounts are so "interesting" that my accountant won't touch them. 

Feel free to get in touch.

They do the paperwork and connect you with a high volume (not high touch) eviction attorney.  

Conrad, let's touch base.

Plus I always have it on hand for touch-ups since I use it in every house.

One thing that male flippers sometimes overlook is making it not just a house, but a home and giving it that extra touch that makes people want to live there.

I have some equity in my rentals but dont want to touch them with the interest rates being so high...If there was a lender who could lend without me needing to save up the 65k-that would be great!

And you cannot touch the proceeds.

I don't personally know one, but I have friends who has a couple doors there who I could put you in touch with.

Really appreciate all of the insight and information.It's obvious from your post that student housing is an extremely high-touch business, but one that you have mastered - timing in marketing, expectation setting with kids, quarterly check-ins, the list goes on.So my question is, as an out of state investor considering investing in the same type of space, how would you characterize other property management companies ability to successfully run a business like this?