I personally like having a separate PM company for many reasons since it clearly separates staff and other resources into one bucket.

What made you interested in investing in this type of deal?

Get a job in the industry.

@Grace Hartman I don't mean this in a negative way but you're in this situation due to lack of experience, terribly high contractor quotes, or a combination.

What made you interested in investing in this type of deal?

If I said that to you in person with a smile on my face, no one would balk at all.

Requiring a real estate license can potentially be a “trap” for wholesaling, as real estate licensees may in in violation of their code of conduct by way of their wholesaling activities.  

You pay in two ways:  Upfront cost and in pre-payment penalty. 

College students may appreciate a quiet study area or a place to visit with guests while their roommate studies in the apartment.Maybe there's a need for a coffee shop or other small business that needs very little room but also provides a service your tenants would be interested in?

Ensure the numbers align with your goals, factoring in cash flow, exit strategies, and risk mitigation.