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

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. 

Alternatively, you can offer more such as central air when the competition doesn't have it.Avoid areas with a lot of new rental deliveries.

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

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

For small properties such as a duplex I don't bother with making sure the two delivery points are registered with the post office.

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. 

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

If people are spending this much time talking about my verbal delivery in response to questions, I think they are missing the point.