A lot of student rentals even here in an extremely tight market are offering concessions like free month (or $250 off), free wi-fi, free tv or whatever at this late stage in the season.Advertise in the school common area, near mailboxes or whatever in addition to the standard ways.This certainly doesn't happen to everyone so I hope it hasn't discouraged you from investing @Jem Jacala!

I don't think about retiring: there's a certain sense of pride and high achieved from every home delivered to a family. 

I really would rather not shaft these tenants as they have been good to me but I have to remember that I should do what makes most sense.

(Seller needs the equity out asap, so seller-financing is out)As for the deal itself:       Located a few towns over from me (but not far enough where management would be a hassle), right near the better part of the borough, near the middle school, very close to stores & very close to where new construction is being planned & the area is on an upswing.2 - 2 bedrooms (1150-1200/each)4 - 1 bedrooms (850-900/each)Going inside it this week, but from my walks around the outside, I'm ballparking about 100k in renoSeller asking for 200kTaxes as-is about 6500Seller states all zoning approvals & site-planning have been completed, only thing left to do is pull permits and put nails to woodAs of right now, my immediate plan would be to sit down w/ the commercial people at my lender's, assess my standing, and start all the other due diligence common with a typical, residential purchase.

If you read up on it minimally, you would probably come to the conclusion that it makes no sense to pay someone to do what you can easily (and cheaply) do yourself.I recommend this, not because it's better than REI, but because (1) it is an alternative and/or (2) it is a pretty decent place to leave your money while you wait for your next deal.  

Makes sense– young families.Where?

@Matt Turbitt thanks again for the thorough response, what you are saying makes sense.

Thanks @Wayne Brooks makes sense just wanted to check that.

My first house was in Glen Allen near Virginia Center Commons.

At this point in the analysis, the deal makes sense on paper but I'm still fact gathering.