There you go, there's your niche......The one thing I've noticed about (most) Realtors over my long relationship with them is this - they do not (generally) pay great attention to their clients, except when they are brand new.

When we sell, I'll list the property and forgo paying myself any commission. 

No first-time investor should be building or paying to build.

I'd really like to find an attorney/legal advisor to PAY that really knows real estate law and local courts. 

If you are paying rent and are on a lease or giving a check to someone every month.

HOWEVER, you pay a higher rate to do that, you are obviously financing more which also increases your payment.

@Brandon Chung college is the best time to do it, but you would get their parents as co-signers just in case they stop paying.

Remember to not only disocunt by the cost to get them removed but the time factor and lost rent etc. while you would be paying for the property/have paid for the property. 

Plus more wear-and-tear on the house and more cleaning to do (and pay for).I prefer @Bradley Buxton s idea of adding more amenities instead.

If you were to pay a cap rate lower than the interest rate, you'd be losing money.