If you wait until a unit is vacant in most college markets, school will have already started and you might have trouble filling the place.In my experience:- list it for lease for the entire unit (4 BR house for ___price)- do it now as school as about to end for the spring- give the current tenants at least 24 hours notice when you will be showing the property (via email and/or text)- try to lump as many showings in as possible around the same time so as not to disturb the tenants (sort of like an open house) Thank you Will!

It was fully renovated when I bought it.I added value by adding income-producing rooms.What was the outcome?

I'm having trouble finding a tenant that I feel comfortable leasing the space to.

The whole situation sucks because new tenants moved in and had trouble with their washer install, so the PM dispatched a plumber.

There are likely at least subtle differences between those proposals.In terms of good and bad experiences, you won't find an insurance company that doesn't produce happy and unhappy customers.  

What type of trouble am I in?

If you have trouble managing 1 tenant that renews once a year changing tenants every 30 days will add a lot of complexity to it for you

I’ve been having trouble trying to find any.

Which markets (Cities, States, Counties) are producing the highest cash flow while keeping purchase prices under 100K?

Best thing to do is be alert and try to stay away when you spot potential sign of trouble coming your way.