That being said, I think some of the incentives can be removed or adjusted.

I can tell when people arrive because they adjust the thermostats once they arrive.I will be installing a outdoor security camera in the near future.

Otherwise, i am setting up a meeting with a mortgage lender ASAP that was recommended to ma by another investor to see if she can finance a deal like this for purchase. 

Once you have a good and reliable set of contractors, you should be okay.

We're going to have to do some upgrades to the unit to get the next set of tenants so we're currently saving up to be able to do that before we stop renewing their lease.

Cannot imagine changing the names and setting up accounts (most with first timer fees) for students every year, or in some cases 8 months. 

I highly recommend attending these sales, learning how they work, and networking with other investors.There are definitely deals to be had at private auctions because the auction company pre-qualifies all sellers and they will not be wasting their time with sellers who set unrealistic reserves. 

If the seller as no money adjust your purchase price so you can adjust your sell price accordingly.  

My plan is to continue my real estate education for the next 3 months, and in the meantime I would like to set up weekly coffee/lunch meetings with local professionals and like minded Real Estate Investors to grow my Network.  

We haven't set any expectations as to what will be done so the door is open for opportunity.I've come to the conclusion that if I want to make any deals happen within the next year, I'm going to have to use creative financing.