College kids are usually looking for places after the semester ends and during the summer, so filling the property, signing leases and things like that is done during the school breaks--which is really convenient. 

I would be sure to see which laws about informing tenants of transferring ownership apply to you, based on your State because you certainly don't want to break the law here, and just start out on the right foot too (friendly first impression, etc)Now as far as paying by app- I get that it would be very convenient for you to do so (100% agree!)

I rarely go to closings unless its here in Oregon and its convenient or its a big loan package etc and easier to go in.So what happens when I am buying and nothing needs to be notarized and of course they send the docs late in the day or morning of the same day.. by the time I print them sign them scan and return run to my bank wire funds .. the money hits the account at 4 to 5pm and the seller being used to wet closings and bound and determined to grab their check has to sit around for 6 hours  ..

You'd be better off doing small short term loans to mobile home dwellers who cash their pay check at the local check into cash and then buy their groceries, cigarettes and scratch tickets at the convenience store.

It's all in the mindset.With the convenience of internet, one could be a smart shopper and buy any items for the best values.

I gambled on the water restricting supply.

Turn key buyers pay over local market price, but they are buying convenience and cash flow. 

Lots of people love to gamble. 

Maybe you should sell your house, if it's unnecessarily frivolous (5 bathrooms for 2 people; that kind of stuff), can be suitably replaced (meaning you still live in a decent, safe, convenient area that meets the basic shelter needs of your family at a good cost-to-value price), and will free up cash to do something significant with.

Banks are a place I run my cash through for daily expenses and convenience.