Having a recorded mortgage/deed-of-trust also gives a degree of assurance that its real.

I've personally thanked him for the kind gift, and have assured him that I'd make sure the money was put to good use.

i assured them that if there are any issues i will shut it down immediately and indeed i have kept my word. 

You can be rest assured D class residents are indeed animals.   

There are other agents in my area that manage 10 - 40 units and I can assure you they are complete amateurs.

You’re assured of a constant income stream.

What I would witness is that roughly half of clients either have a rough idea of where they're going, and how they want to get there, and really just need someone to bounce ideas off of or need some re-assurance about their path.

You may not have been aware, but all you had to do to was negotiate a reasonably quick timeline with the PHA to make repairs/renovations to fix/replace the HVAC and assure them you would be meeting the letter of the law in proving other accommodations for the tenants during any time where the unit would not be inhabitable due to the work being performed.

I can assure you that I'm not calculating this incorrectly.  

But having actually gone through the process of looking for a place with my daughter over the summer, if you want to go outside of dorms or the student apartments, you are looking at close to $1000/month for a 2-bedroom apartment less than a mile from campus, plus utilities (including deposits to set up accounts and time involved) and the need to bring all of your own stuff - which, from experience I can assure you is a major pain :)  We just moved my daughter in this past August and found out yesterday that her roommate is breaking the lease at the end of semester, forcing us to do the same ($1000 out the window).