I told him that if we can hang on and break even right now, then that's a win. 

Ask the tenant to come up with a reasonable offer based on the data so you can work together to keep them there.Almost all tenants come in $100-$150 under the market rate.It's a win-win.

If you see multiple posts a day, it's definitely worth speaking up about like @Nathan Gesner mentioned.At the end of the day, these "trolls, the cut and pasters, and AI posters" don't win in the long term....All sites or groups that grow experience the same issues with moderation (see Facebook groups), but VAs can't moderate because they are doing a letter of the law thing and not reading these garbage posts for what they are - spam, AI, number puffing, and cut and pasting, self-promo.

As a passive investor you have ZERO control over your money - and unlike shares of a REIT you can not easily liquidate - at least not at anywhere near market value.  

My goal is a win-win situation, and it's basically for him to do owner financing and rent. 

He is easily accessible if you find him online and he is a great guy.

@Jonathan Greene Slow and steady will win the race every time.

It was next door to my moms bed and breakfast so we could manage it easily.

@Christos Kappatos I'm 100% serious:Lowest expectations wins in college students.Can't assume they'll read the lease, follow the lease, etc.

Some will assist with down payments or closing costs and only require you watch some videos to become a better informed buyer, so win-win.