We just had an offer accepted for a fourplex yesterday that should give us 11% cash on cash return (around $600 a month in cashflow), with room to raise rents in the next year and achieve close to 16% COC.

An overall vacancy rate of 8-12% isn't really unusual in the grand scheme of things.

Provide a FREE flat screen tv set already installed on the wall in the living room.

One room at a time, one wall, a bathroom can go quickly. 

That is fantastic, unless the property taxes are 4 or 5 grand a year.

Many times they will have their own Route Service or be able to recommend one.Make a list of your musts and wants and compare the contracts.Normally they want to have a fixed contract for a set period of time to cover their costs as it is an investment for them and a convenience for you.They need to buy the equipment, pay a service tech to install it, cover all costs of service, repair, collection etc and you provide a room and utilities.What if after 6 months you find a better deal or decide to buy your own and tell them to take it out.

My "real" job allows me to work from home almost entirely, so we would love to find a place we could call our home down there that also had rental units attached, or the real dream of a large 5-10 room place that we could operate full time as a B&B.

The way most owners of student housing rentals setup their units is to rent the units by the room.

Use it as a vacation home and airbnb it the rest of the time, or live and rent rooms?

SELLER agrees that the heating and cooling unit that was removed from the DWELLING’S front room shall be returned in good working order.