Tough to beat this answer from @Michael PlaksYou can also check out these two recent posts that walk through Section 121 Exclusion and 1031 Exchange guidelines and strategyHow Section 121 Exclusion and 1031 Exchange works: https://www.biggerpockets.com/forums/51/topics/1195208-1031-and-sec-121-experts-want-to-sell-rental-but-tax-worried What not to do if you don't meet the requirements for Section 121 Exclusion and 1031 Exchange:  https://www.biggerpockets.com/forums/51/topics/1195383-5k-for-cap-gains-tax-opinion-quote-that-reasonable ...

Depending on your market (and I know nothing about your area) you may consider facebook groups for students or marketing anywhere students/young adults can find you. 

This is a Cole versus Pepsi debate.We exclusively use VRBO, simply because we are on an annual subscription model.

I certainly never signed anyone exclusive rights to be my insurance broker unless the management company is taking a very liberal interpretation of general wording in the management contract.  

I assume you haven't occupied the unit in the past 5 years and don't qualify for any of the tax exclusion? 

It is really the seller who is unethical and in breach of contract of their "exclusive right to sell".

They do tend to be more locals, but not exclusively.

Nobody has a pool in their homes so #1 it is an anomaly #2 guests can enjoy the pool year round#3 kids don't care how small it is#4 there are adults who want to enjoy a heated pool, but feel self conscious in a bathing suit in front of others at a resort pool, now they have a private pool they can use with their family and not have that issue.  

Not once in our adult lives.

@Eric Boshart...this type of financing does exist by specific DSCR lenders, but you're going to be limited on LTV and there are nuances with what constitutes adult care facility.