Haha I bet there's been some crazy stuff out there but the one's I'll put up will definitely of better quality and insulated.

I have helped quite a few investors dispose of their 2-4 units this year and they have been cleaning house.  

Living close to Cal State Long Beach I envision down the road renting to a student so nothing fancy needed, but I could still produce a very clean and nice bright unit.  

The exchange must also be for like kind and quality.

I'd also look into property taxes and what is included with that $800 condo fee (that is really high though guessing it may include weekly cleaning). 

This is where you can significantly increase the value of the property by making improvements that attract quality tenants and justify a higher rental price.

It depends on your financial strength, the quality of the property, how many properties you own, etc.I like to start with one significant expense and three months of vacancy.

I've stuck with the tried and true reasons I've heard to keep my search ranking high (quality photos, stellar reviews, updates to my listing) and that helps but in slow season, when I'm not willing to cut my rates as much as some of my competitors, it can be a ghost town.  

The appeal of student housing to rental investors lies in its ability to provide a steady income stream, especially in areas with high enrollment growth and limited new construction.Given your experience and the quality of your properties, you should find a receptive market among rental investors.

I know sometimes no matter what everything just isn't for everyone however if you stick to quality service you'll hit the goal more times than not.