I would look at metrics such as ROE (Return on Equity) and IIR/AAR (internal and average rate of return).

We will collect first and last months rent in the city and suburbs when the applicant is higher risk based on our internal leasing matrix.

All of these big players have internal sales people that have access to many more products than what they offer to the public.

The way I see it, total annualized return is roughly the same as internal rate of return.

My girlfriend is also a nurse and to serve others the way you do every day is much admirable, I know it's not always easy.As a multi-family investor myself here in Chicago, we are typically targeting a 10% cash-on-cash return and anywhere from 14-18% Internal rate of return (total return over time assuming a sale or refinance). 

I would try to stick to grad students or visiting professors or other workers at the college (admission counselors, athletic coaches, interns, etc) 

For example in MA the international migration which I don't think is measured in USPS data is usually significant.

I am a newbie (on a work visa) in the learning phase of REI interested in investing with multi-family syndications (LP) - will be accredited by next year.I am thinking of moving to Canada in 3-4 years and hence looking for syndications experienced in working with international investors.

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Outside of these issues you're having you should look at what your internal ROI is including the equity you have in the property, not just the cash.