True that. 99% of people will stay on the internet, analyzing deals and doing research but when the time comes to pull the trigger on a deal they'll do absolutely nothing. 

If they haven’t been paying and causing problems why would you want them to stay?

Stay tuned!

thanks for helping justify my decision to stay with Stessa.  

Go check and see what others are charging.I guess I have to ask what does it offer that would make people want to stay there?

It is surprisingly easy to manage out of state and if you want more tips on how, check out Bigger Pockets book "30 Day Stay" on Mid Term Rentals. 

What I've realized is that a lot of these companies that do pay for housing stay in the larger apartment complexes because the companies pay for it.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

I’ll stay tuned to see what comes about about of your question though. 

If you close to the university, I might give them a call and see if they have a database that they use for places for visiting professors, etc can stay.