So at a  minimum you need to be firm that the rent is enough to cover your expenses (including insurance, PM fee, capital reserves for repairs)I'd go on Facebook Marketplace and on any Facebook Groups you find for KSU Housing and post it there (at a rent rate this is actually covering your expenses) and see if you get response. 

Also, would you suggest using professional firms to do the hiring process or should I do on my own to save money?

Create a Real Estate FundOur firm can help you establish a real estate investment fund to pool investor capital and acquire properties, which is more scalable and flexible than traditional syndications.7.

A few things you could consider:House Rules: Make sure you have clear, firm house rules for your STR guests regarding noise levels, shared spaces, and respecting the privacy of your LTR tenants.Noise-cancelling measures: You could invest in things like soundproofing the walls or adding landscaping (like thick bushes) along the privacy fence to further dampen any noise between units.Separate Access: If possible, ensure that the STR and LTR tenants have separate entrances or parking areas.

I've told him no multiple times, that I'm firm on the agreed upon price since he had time ample time for due diligence and if he wants lower, then I want to void the cancel the sales agreement so that I can put it back on market. 

Once mortgage is denied seller is left high and dry, 30 days and sometimes 6 months into the contract (sometimes even longer, in cases where seller is a builder who built the whole $700K mansion for you, in firm belief that your bank will come through and finance the entire purchase at the end).

Our firm has found great value in that.

If you're looking for an accountant / book keeper reach out and I have an excellent referral for a firm that is virtual, does only real estate investing, and their accounting work is incredible. 

Ty so much for such a thoughtful and knowledgeable answer. we are pretty close on the purchase deal terms and will start marketing our group of 10+1 duplexes just as soon as we have a firm deal.

I have talked to 6 different attorneys from a variety of firms (including Anderson), my priority remains to use a firm that is committed to delivering real value and doing the strategies I'm looking for, correctly.