They were perfect for students who didn't want roommates, and could afford a little bit more rent to avoid them.  

You won't have to deal with roommates, except BF/GF, or large parties.Use only month to month agreements.  

Randy, this is exactly what I did with roommates, too.  

That said, there are always a smaller group of students looking for (new) accommodations in January (they discover they do not like residence or cannot get along with their current roommates).In our "family" units, we have noted that folks with kids move most frequently in the window from when school lets out in June and goes back-in in August/September.I also have an acquaintance who owns units in a rural community with seasonal employment and he's found that tenants are less inclined to want to move in the "off-season", but this is also the time when borderline tenants are more likely to do something unacceptable and/or become problematic.Ask a few seasoned landlords in your area and they should be able to tell you when more folks are looking and when they are battened down.

I get XXXX+/mo from a roommate here, I'm slightly under market rents, and it rents within a week after showing it to 10-15 people total. 

I hope not because that would make them roommates.

These applicants both have previous rental history, they are both currently renting as room mates in a very nice apartment complex just down the street.

I think since it's technically like a room mate in my situation, it's not considered multi family.

The new roommate's mail was on the floor, multiple letters with a name I had never heard before and my rental property's address under the name of each letter.

Even if your college guys don't cause noise problems with the neighbors, they will probably want to change roommates fairly often.