You might also consider asking for the first and last months rent as an added measure.

So what it then boils down to is measuring the actually risk of taking 200k and paying off student loans opposed to investing in positive cash flow rentals with 30 year fixed rate debt at sub 4%, because it makes them feel good.  

The right answer for you is the one that you can sleep with at night, even if that means taking a measured risk of an eviction in the future. 

I am just not sure how Perdido measures up to Pensacola Beach/ Navarre / FWB / Destin

A few that came to mind for me that I have heard over the years 1) Measure the property sqft, sometimes the sqft recorded at the county is incorrect, and you can find additional sqft which will raise the value 2) House additions, if the cost to build the addition is less than the value returned, you can create extra value here by adding on sqft3) Find houses with say 1200sqft that only have 2bds/1ba, knowing that 1200 sqft is pretty big for only a 2bed house, there is likely a third bedroom you can add easily that will raise value.  4) Rezoning to a more favorable zoning that is more valuable to develop 5) Assuming VA or FHA loans with a lower interest rateLet me know what additional strategies you use to find more value in your deals! 

This purchase period every 4 months is more so a risk measure.

Remember Cap Rates are only one metric to measure a RE investment against.Hope this helps.

I would pick one type of marketing you can go all-in on for a few months, measure your results, and then evaluate what is working/not working. 

@Jalen De Leon EPA determined that measurements of 4 pCi/L or higher are considered high

2 Lets say I can offset the entire capital gains from the sale with those 2 measures, how much will show up on my tax return as AGI or taxable income?