There could be some exceptions, like if you had a lot lease in a highly in demand are, such as on a lake or in a very expensive market.

From my current understanding - my partner is driving the P&S with his attorney and the seller.

It will demand more of your time. 

Demand and Seasonality: How does the demand for room rentals fluctuate throughout the year, particularly with the college academic calendar in mind?

Rent-by-the-room is in high demand here in Atlanta.

Not motivated sellers, so no AI will ever work.

Indy is now the host of many major events / conferences, and the narrative on the ground is very positive about our real estate, and like many places the supply cannot keep up with the demand. 

Although it's "hands on," it's mainly supply and demand.

That's an off market deal direct from seller. 

And in terms of demand, I can tell you from experience that 2-bedrooms have lower occupancy than 1 bedrooms, so it's not worth the extra money if you're after cash flow.