Personally unless he is smashing holes in the walls, tearing up the yard, or annoying neighbors with loud exhaust pipes I'd let him stay.

There are some very good towns and cities in that direction such as Round Rock, Georgetown, Leander.

Most people I work with live in primary markets (as opposed to Birmingham, Atlanta, Indianapolis, Kansas City, Memphis, Little Rock, Jacksonville, Ohio, or other secondary or tertiary markets) where the Rent-to-Value Ratios are under 1%.

Make sure it's finances are rock solid and that it has some sort of unique program will draw students in no matter what.

Is there any reason for me to do the rock + turf combo?

Unless that tenant/company is rock solid that you will actually see the $$ if the tenant breaks the lease, they are an illusion that in the majority of the cases protects the TENANT WAY more that the landlord.

The loud parties and police presence is something that could be looked at as a value add unless the 7 unit is firing on all cylinders as we speak.

Hey BP Community,You all rock! 

Yes, we sold with our rock star agent Chuck Grover.

I think when I was looking at listings in that area most were in the $850-$900k range (but down below in Brightwood a lot cheaper).I'd actually love to be close to rock creek park and Takoma there for a play like that.