@Seo Hui Han, in a high interest/low cap rate environment debt kills commercial deals. 

You may be able to trade debt for equity to a private investor and give them a split of the equity in the home rather than debt, however, outside of that no one is going to invest in something with 0% returns especially not in this current environment

Brokers may be unnecessary to some sellers in the current market; next year in a totally different market environment sellers may be begging brokers to list their properties.  

Did you look at those properties that have cleaning fees inclusive in their ADR?

While you've already explored Harrisburg, Allentown, and Scranton, consider expanding your search to include other rural towns around metro areas that might offer a more stable and landlord-friendly environment.

My goal with that is to foster an environment where college students can better prepare themselves financially by improving their financial literacy and exposing them to different types of investments early on.

While this is not all inclusive, I went to Verifvest and looked around on their website and the list of groups that are paying to be a part of that verification process.  

We are getting ready to hold this debate at our monthly REIA meeting and there are a lot more factors - interest rates, appreciating properties, changing regulatory environment and more.

This isn't inclusive but should give you a good start.

The rebound came suddenly amid still very high interest rate environment.