By the way, if there is any way you can just rent to grad students - preferably med students or law students or engineering students - just not art or theater majors (party animals!)

Find any reason to turn away a music or theater major - drama!  

Just provide them a quiet, safe place within - preferably - walking distance of their law school/law library.Engineering students were great, but don't stay as long, but not problematic.Forget art majors, theater majors, and believe it or not, I found MBA students to only rent short-term.The key is to be able to advertise somewhere where only the grad students you want will see your ad, and offer your law student, etc., tenants a referral fee for referring someone to you if you end up renting to that person.  

Art/Theater/Drama - run the other way LOL.I've heard that med students are also great.  

Run away from theater or art majors.  

I say that because you can buy yourself a mansion for $300,000 with a 3 car garage, a movie theater and a pool.  

This is much different from our first unit in Charlotte NC, as it's an endcap space in a lifestyle shopping center (think high end retail, movie theater, dining, etc).  

Just love TEDSacramento's Oak Park suburb is a ways from the Bay, but we've gone through this very revitialization process.I've personally been a part of bringing the Guild Theater back to life.

Mini Theater rooms could even be rented out hourly.

Your kids won't be going to school just during school time...nope, you have sports, band, theater and on and on and on.