If you are looking to expand beyond student housing, Pittsford, Brighton, Gates, Chili, and Henrietta all have fantastic school districts and opportunity for family rentals. 

I am surprised it is still sitting on the market when the rental rate is on par with the market.

You either need to become an expert and do SEO yourself or hire an agency that has a complete plan and roadmap for getting you to a place where organic motivated leads are flowing to your site at a rate where you are taking down profitable deals each monthMike Plactere of We Buy Long Island Homes Fast is a perfect case study of someone who used this approach and is dominating his market.  

Just quick math with 5% down your loan amount would be around $1.8 million and depending on interest rate, $11.5k to $12k monthly mortgage.

Are there shifts in rental prices, vacancy rates, or investment strategies that are worth discussing?

I have been saving since I was 14 years old, and I am on Track to buy my first Duplex (house hack) while still being a senior in high school with my Parents cosign, I turn 18 In a few months.

I'm old school. 

Credit was too easy to get and adjustable rate mortgages which adjusted higher than the mortgage holders could afford, caused people to start defaulting on their mortgages.  

Hello,Our water bill is normally $600-800 for a 10 unit building every two months.  The last biill came in at around $4,000 and we can't figure out why.  We checked all of the units, the crawlspace, the basement/water...

I was hasty due to the higher mortgage rates, and it turned out to be a huge mistake.