Still, no.The next day she feels 10k is reasonable.I initially was inclined to help her with a new bedroom set, and return of security deposit along with not charging the month of september while she finds a new place.My responsibility or not, amicably helping a tenant vacate quickly is in everyone's best interest.

Are there other markets you have considered.

I would love to hear any recommendations of online resources and/or podcasts to understand the market better, as well as RE investing in general.

and us PML ers will also do participation loans were the big companies wont do those . to me though the PML / HML argument is really just a marketing ploy..

How do you market to students?

I'd also target markets with good population growth & economic drivers that are helping the market progress. 

If she can’t afford your market rent, she may not be able to find anything else.

Because even if it's a more expensive market, you're house hacking, so you're going to be subsidizing your living expenses anyway.

I'm a Real estate investor new to the middle TN market and am looking to build a team of agents, lenders, contractors etc.

I am not an LA or So Cal real estate expert, but from what I generally know about the market is, if you can get any positive cash flow (with "reasonable" down payment), it is likely a win.