I have driven even street in my target areas, have thousands of dollars going out in direct mail every month, about 6-8 negotiators, a door knocking team and am targeting niche markets that you don't know about.

I can't imagine any value, any information, any thing that they could tell you to overcome the negatives to your balance sheet and cash flow that come with a thirty-eight thousand dollar hole and ten thousand per year in carrying costs.

We literally have thousands of Property Management "companies" (I use the term loosely) in Idaho, with very little oversight and no licensing requirement, so definitely do your homework! 

@Brian Smith, new cabinets from Home Depot - They're the stock cabinets, so that saved me a few thousand by not getting semi-custom ones.

It doesn't have to be thousands of dollars.  

You can potentially save thousands annually but varies from case to case.

You'll be paying a few thousand a year to be an agent.

Adding sometime tens of thousands to the cost.

It takes time to build but can be ruined with one bad decision.  

Ruining their future by having a black mark on their record at an early age is not an option for the student or their parents.- Many outlets to find tenants such as university sponsored programs, websites and even student run social media pages to find housing.- If the school has an international program, short term - higher rate rentals are plausible.