Whether that be an ad on Craigslist, Rent-2-Own signs  (yes spelled that way as it conveys better than Rent-to-own) that have your number on it so you can get them to your open house.There are other methods but the key thing here is that you attract these type of folks to the property. 

You have one long-term tenant, presumably not a student, so at 2 miles from campus the property must attract more than just students. 

You all want to be successful, and working together is the best way to accomplish this.So, you need to attract these players and the best way to do this is providing value to them!

That makes that area so much less attractive to do anyting with new constrtuction, and in light of the high tax you mentioned, makes it pretty much impossible.

Happy September BP lovers!  Wanted to start a discussion around financing, specifically "hard money lending".  What can you do to be a better customer for a hard money lender allowing them more trust to lend to you?  ...

The law of attraction seems to work here... usually several refer the same few places.

In my eyes keeping them around is going to attract more property damage and potential problems .

Trying that anywhere else and you're basically running a boarding house, which is going to attract a less than stellar tenant base.

Get as much info and then shoot out an offer that will be attractive enough for them to talk to you. 

Perhaps priced for the condition, issues or just a bait to price it low to attract buyers and expect higher sale.