Students still want to live in non-apartment style properties but age of the property and proximity to the university are huge factors.As far as management, make sure you speak with all companies available and that their goals align with yours.

Currently 3 units, but are all "loft-style" meaning they can be made into up to 6 units. 

Which, don't get me wrong, I make the most of it however, I don't have the time that I need to teach them, help them grow and be there for their every event.What I do have is motivation.

The big thing that I teach my guys who cold call to do is focus on tonality.

It's not a good practice to teach new property owners to evict at the drop of a hat...There is an obligation to assume the position of a responsible human and work through the steps and processes...this means an attempt at mediation at every level...then alternatives to evict like cash for keys. 

The residential style ones.

We are building a 40 room, limited service style hotel. 

don't jump on a tenant occupied investment property, even if it cuts down the vacancy loss. your screening process is likely to be different from the last owner, which will guarantee a difference in style of management and will ultimately cause friction and then eviction.

-Also, I have seen some nice permanent style tents on air b and b.

Sometimes I go look at deals that I know I'm not going to buy just because there is something about it that I think I can learn from--maybe a neighborhood I haven't bought in, or a style of house I haven't bought.