If you don't care about that I have done glue-down vinyl planks, and they tend to run about $1/sf and another $.25/sf for the glue, and $.50-.75 for luan plywood underlayment.

Just be careful is all :). 

.), then cut the rate for off season months to Salve Regina students, or Navy on extended TDY /training.

You will need to be very careful though as the areas vary, not only by blocks but actually street by street.What your looking to spend and your safety level will dictate more of what areas to look into.   

If you get a potential buyer and that's a deal breaker for them just offer to take care of it at that point. 

They only have to care about one of the other.If you have some more information we might be able to help you narrow it down, but until we know about your personal living situation requirements we can't be of much help really.

When I increased rents by 100/month and cut utilities in half that number drops to 66% (4 units vacant).

Listening to people on BP talk about distressed or under performing properties, it sounds like the approach would be to cut expenses by passing utilities on to the residents.

However, if you decide to look out of state, or even in California cities like Oakland or Stockton or San Bernardino, you'll need to think carefully about crime.

I don't know about other brokerages, but the one I went to just cared that you passed the state exam.