Trade school for plumbing is 2-4yrs, I'm not gonna take you from 0 knowledge to full comprehension on a web forum. 

Though I graduated from college in Tucson (Bear Down!)

This will vary property by property and area by area, but in area not only do you have all the city/county level planning: access, traffic counts, density requirements, unit counts for school districts, sewer capacity, etc, but you also have neighborhood councils which will have additional level of say in final design, scale, unit counts, uses, etc.  

And a lot of start-up companies are migrating to this city as well, because of the efficient costs of living, the OSU campus that has thousands of students graduating and looking for jobs locally, and the availability of land.

Feel like I'm in school trying to get the right answer....so how about PROBATE ORDER ADMITTING WILLThat's when the will is filed to go into probate, right?

However, realistically.....most buyers are going to wait until after school lets out in most areas before they start looking to move so they don't risk moving their kids from their current school district. 

They are managing their own STRs like a luxury hotel, implementing renting strategies similar to NYC and LA where they are renting out rooms and targeting schools and traveling nurses.The clients I have that want an auto-pilot property to do well are not living in reality right now.

I did a 5 unit in the city and the property/school tax was only $1,800 per year!

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

I feel like Ohio state, Iowa, Michigan state, Michigan, and some other Big 10 schools are probably great options.