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.

Some of my reasons for making this statement include:Changing perception of Las Vegas - from a tourist destination (“Sin City”) to a good place to live.Historical trends - The historical relationship between home prices and rental prices.The 2018 tax act.Changing Perception Of Las VegasI am seeing a lot of positive headlines like the following:Las Vegas Now the Nation’s Hottest Housing MarketLas Vegas may be the best city to retire in the USLas Vegas is booming again, and bracing itself for next slump - Diversification and the new Las Vegas School of Medicine.Headlines like these “legitimize” Las Vegas as a good place to live, not just a holiday destination.

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.