Make up a flyer and have people put them in the driver's door window in big parking lots.  

You would likely have to put in some good windows to drown out the noise of the cars.The margin seems much to slim on that one. 

You never mentioned this PIG to me...LOLSo what - needs roof, windows, HVAC, fixtures, paint in and out, water heater - that's $17,000-$20,000.

The repairs would be 20k higher to flip. ( new windows kitchen rehab etc) Rents just are not that high in this area Spokane Wa Its a very large house 3000 sq ft.

If the job is small enough like electrical upgrade, copper pipe change-out, changing windows, etc..., going out the truck to get his numbers straight for a quick 10-15 minutes is typical. 

I have never used it on shower glass but it worked pretty decent on my fathers old car window.

I just wanted to show what CAN be done if someone is inclined.If I were to buy mini-blinds, I would pay about $8 per window. 

Again using Google maps is to give you a rough idea of the area to plan.A couple of other free to low cost ideas.Contact landlords and FSBO from Craigslist and other local classified sites.I found at my local dollar store a window marker.

Open the window as a serving bar.

Let me add that I'm sorry about the taxes in NY (my taxes for a property of similar value is less than 25% of that amount).Just a few tips if you do go through with the purchase and rehab: Make energy efficient upgrades (windows, appliances, etc.) so the students' utility bills are better than average; have parents co-sign on the leases; and think about including utilities in the rent, such as water and internet, and raising the rent to compensate.