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So let's start a discussion:Any success/nightmare stories with student housing?

But if you have commercial type loans, you may not have much of a choice and HELOCs do not count when you are under audit.

But most contractors want all the work and cost a ton of money which we don’t have since I’m using a construction advance loan. 

Then you just moved to a place you moved to not because you want to live there but because it has cheap rentals. agreed and you need a great w 2 to qualify for rental loans as well.. if anything selling and buying a house hack 4 plex and maybe another one with 20% down  ??

If the bank has taken the property as REO, then all the loans would have been forgiven, correct? 

Examples - owner occupied loans for house hackers, specific market knowledge (ie - friend of mine that ice fishes and bought a short term rental cabin in an ice fishing spot that you and I would never know of), ability to do renovation on your own or cheap, contacts with local companies or organizations that would be a tenant source for mid term rentals, ways to source off market deals, etc.Whatever it is, figure that out and get started.

Are your current properties student rentals? 

Do I have to claim the down payment as income since it was used to pay back a loan?

So spend as much time as possible reading books, listening to podcasts and approach this world of REI as you’d like (or wish) your students would take the lessons you teach.