I do wonder about the potential statistical increase in occupancy if you utilize leases.

I will give you a warning now that there is some high school level statistics referenced so you may want to refresh yourself.Monte Carlo SimulationsMonte Carlo simulations are a way of modeling forecasts when there are random/uncertain variables introduced that cannot be accounted for using a single value.

https://www.statista.com/statistics/200223/median-apartment-rent-in-the-us-since-1980/If you take a look at this you will see how it works.

City state job growthCity state net migrationCity state job diversityhttp://www.best-cities.org/ - Milken Institute http://www.bestplaces.net – Sperling’s reports     Also check out where people are moving to and from by using the following:North American Moving Services: https://www.northamerican.com/migration-mapUnited Van Lines: https://www.unitedvanlines.com/contact-united/news/U-Haul: http://myuhaulstory.com/ and https://www.uhaul.com/About/Once you find a state or states then you can use some of these to drill down into MSA (Metropolitan Statistical Area)http://www.census.gov/topics/population/population-projections/about.html - Population ProjectionsLocal Area Unemployment Stats By State: https://www.bls.gov/lau/ Seasonally Adjusted Metropolitan Area Estimates: https://www.bls.gov/lau/metrossa.htmI hope I didn't overwhelm you and Hope that helps.

I stand by my conclusion in my prior post. https://www.sec.gov/Archives/edgar/data/1562401/000156240118000029/amh12311710k.htmhttps://www.sec.gov/Archives/edgar/data/1562401/000156240118000029/amh12311710k.htmhttp://www.wakegov.com/tax/statistics/Pages/residentialsales.aspx

(just curious)Statistically the lower income population does have more evictions, however there are still solid renters to be had in that income class, of course.

I work full-time and go to school full-time majoring in Statistics.

Of course it can and statistically it is going to happen to someone...but just think about your own home.

Statistics overall point this out over and over. 

Elizabeth thank you very much that was very helpful to actually get some statistics of what investors are doing traditionally, but still remembering to keep in mind your market.