It gives you better control over the process and helps you really understand the market.

College towns are great options for investment properties.

However often the properties are not really in the better parts of town and don't always attract the best tenants.I've always thought real estate is not as passive as people will make you think and maybe the buyers want. 

Rent control measures, burdensome employment regulations, and excessive administrative requirements exemplify this.

While there are fewer native Austinites left, if you find them—especially older residents—they can be an invaluable resource for inside information.Get involved locally: Once the tourists and college students leave for summer or holidays, you’ll realize Austin is still a small town at heart.

Its just a really small town and very few towns nearby. 

I've been investing in some mixed use in very small towns for past 5-10 years. populations of 1000 - 1500, 8000, 16000 etc.

And while crime isn't out of control in either suburb, it is higher than the national average and the schools are medicore at best.

About 200 yards in, is the nearest towns trash dump. 

This control over contact, is apart of manipulation and abuse.I may be a kind person, I do consider myself to be somewhat of an empath as when I am dealing with confrontation or a disagreement I always try to put myself in the other persons shoes.