For the purposes of property tax, they change formulas starting 4+ units to commercial models. 

Rentals and wholesaling are two completely different business models.

I just started working with THD, I had the same situation as Shankar RamaniI had a 3/2 SFH posted for LTR, they reached out asking if I am open to short term rental, I was hesitant first but after searching the company and their business model, I was willing to take the risk if they pay me a good premiumThe person who reached out to me works with the insurance side of THD ( they have corporate leasing department too), and her tenant had a fire damage in their house so the insurance company wanted the tenant to stay somewhere until the house repair is done.

Find somebody locally that's already renting to students and see if you can provide value to them and learn about their business model.

Robbie - first thing that comes to mind is renting out the rooms individually on shorter term leases (co-living model). 

We had the amazing opportunity to be able to talk about our journey and business model on podcast 103. 

It was an up front payment to receive the modeled layout of the home, and they had an individual go to the house to do the mock ups.

This has allowed us to provide all of those little things that can improve the guest experience, without debating budget for things like zip lock bags, tin foil, etc.We also evaluate all our potential new owners to determine if it's truly a good fit for us and our model. 

I provide scanned copies of all invoices, but that's my business model.

The financial model does not work long-term.