Wade,first you have to make sure the town allows Student rentals, most College towns do, but you can rent it by the room as long as its 4 rooms or less usually, or a multi family house. ( 2 family you can have 8 rooms ). most Property Managers will try to rent to a group before renting rooms individually, easier for them.

Millions upon millions of jobs lost "forever" ("exported" to the "third world"), more millions lost half or more of their retirement accounts, creditors slashed and burned consumer credit to the point where, by the banksters' own numbers, some 74% of Americans wound up with "bad" credit (it was only 47% before they did that), ...Now, add in the knee-jerk responses in the lending industry and you've got a situation where only the elite of formerly middle-class wage earners can even hope to qualify for new home loans.In fact, the given the current housing shortage (yet more fallout from the crash), it is ONLY the dearth of lending which is keeping home prices from launching into interstellar space by suppressing demand.

If I get a response from one of my "We Buy Houses" ads and the house doesn't need any remodeling.

@John Vo thanks for the response.

HOW can the owner be sure of the fidelity of the PM's fiduciary responsibility to them?

If they own several they are obviously investors.Once you get a response from the seller of the vacant house, negotiate a deal to buy it for all cash and get it under contract.

I'm looking for a company or individual that would be interested and be able to afford a 9 million + apartment complex.

The following covers the self-employment rules. https://www.irs.gov/businesses/small-businesses-self-employed/self-employed-individuals-tax-center

His response: "what difference does it make"? 

In response to your questions, no, I don't have a 401K or credit union membership.