Collin, Amazing progress and you are an role model to everyone for grit and persistence. 

I've been trying to find some folks that would be open to developing it into what amounts to a 0% down investment property financing model.

They both know we budget 90% occupancy, but our model is successful at 65% occupancy as far as no loss of capital.  

Technically, developers come up with a land value for what a builder may be able to pay for paper lots by using a proforma (financial model) to determine a residual value. 

We have had a couple evictions and I agree that the model is not the best for property owners.

Sorry not an expert in the padsplit model but did you analyze what it would bring in as a whole home rental? 

My model tenant (best tenant we ever had) will be moving Dec 1 so I'm looking at my options. 

I am a former travel nurse so I feel like I have always had a heart for the traveling healthcare professional since I was one :) The MTR model fit well with our goals and values and it's done so well for us. 

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

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