The greatest success comes from consistency of purpose and focus, and not necessarily any particular methodology.Everything you have listed can work, if you make it work.

@Bob MaleckiFor example, if the note payments consist of principal and interest, just the principal payments would reduce the FMV of the note. 

It depends on the specific community, but generally student housing is more condos/townhomes which have higher HOA fees compared to single family homes (some of which have none).Yes turnover is pretty consistent on an annual basis. 

Safe & consistent too!

I think staying consistent with one method is the key.

One is where the economy will rebound in the near future and things will return to some form of a new normal where in general tenants have jobs, there are enough of them and can support paying rent consistently.

That way, you can consistently and systematically pursue the other prospects who might be.

Also management is important if using a property manager don't be afraid to switch if they screw up consistently.

If only I had a crystal ball.Daniel, I would be shocked if it continues at that rate to, but to be honest, I have been saying that for several years now, although not at 10% but it's been consistently running around 5-8%.

@Stone Saathoff had a great example of solid appreciation, and I would venture to guess consistent cash flow as well.