I have had a lot of years of experience in commercial real estate and have taken many college and other classes.

They will move out in July/August and I would like to keep the property as a college or family rental but don't want to manage it after they move out (I live in Centennial).

Being college students we don't exactly have any real disposable income after paying fixed expenses.

(Our goals for REI is/was to pay for college down the road and cash flow at least $2000.00 a month in 5 years) Regardless we have to move before my 2.5 year old starts Kindergarten or pay for private school......All input is appreciated!

Im househacking a place with 3 college girls across the street who all smoke.

go on craiglist and go to the international side and find Paris.....you may be able to connect with investors through those posts

We rent the 4 bedrooms to college kids because, the University is one mile away.

I have been in the field since college and glad to answer any questions. 

I do like that you've identified that you're not as bad off as it feels - The Internal rate of return for you is still very positive. 

Since helping our neighbor is embedded in our human DNA, this internal conflict needs to be resolved before you can ever become successful.