If you can be less dependent on these fees you'll help investors and make a lot of coin moving forward.  

@Byron Bohlsen  interesting One of my business partners ( I lived in the Napa Valley for years) ran the largest Wine co in the US..

For those that have no clue it wasn't a piece of candy for a penny it was "I'll have a pennies worth of the licorice and a pennies worth of the chocolate coins, etc."  

Students must live in campus approved housing for freshman and sophomore years, and junior and senior students with scholarships are also required to do so, however juniors and seniors without scholarships tell me they are anxious to live "off campus"Since apartment is one block from university, students can walk to campus, saving them parking permit fees.Additional income could be had by putting in coin laundry, soda/snack machines, and renting out storage units in basement as well as garage space.I have a friend that currently is the maintenance man for the entire university, and he is questioning students as to how much rent they are paying to live off campus currently.OPTIONS:  Rent furnished apartments to 4 students per two bedroom and two in basement unitRent furnished apartments to 4 students per two bedroom and create common area in basement for study/recreationRent all units unfurnishedOption to raise rents by including all furnishings, cable, wifi, cleaning service etc. with them simply paying rent and electric.FINANCINGtax value (not market value) 105,000Taxes $2,200 with no exemptionsProperty currently has a 30K mortgage left of a 55k loan previously taken out to "give first child his half"Owner, due to age is most interested in payments, and leaving remainder to 2nd child for "her half" Owner has expressed the following offer :30K to pay off current mortgage, and 250K to purchase an annuity that would pay $10K/year for his and his daughters lifetime.In its present state, I question whether the property is able to be financed FHA due to condition, though it is a solid building, the maintenance has been deferred.comps on property are practically non existent.MY SITUATION:I have perfect credit, and am about to flip a seasoned home with no mortgage and expect to clear approx. 70K.I am single, steady long term employment, and have no debt.I have a realtors license in inactive status, and have hands on experience with major property improvements.I am a "Dave Ramsey" girl, and debt makes me quiver...  :-)Note: Property is currently in a Life Estate Rev.

Has anybody found a good coin op company to work with?

Our thinking is to find a multifamily around Denver, Co in which the owner would be willing to let us take over their payments/seller finance, but I'm not exactly sure where to look for such folks.  

Just so you have a little of the "other side of the coin," we purchased a duplex about 5 blocks west of VCU in late spring.

I think we could make some additional income by converting to coin op. 

Was the revenue for the coin laundry gross revenue for 12 months for a 31 unit building?

On the flip side of the coin your risk and expenses are reduced.I would wait to open a LLC until you have found a deal where you need one.