so far just redid the flooring and landscaping. considering upgrading kitchen and bathrooms.

For instance, I pay my landscaper, allocate 50% to rental expenses, but do not write off the personal portion.

And landscaping, and management fees, and trash, and licenses, and ....

It is an ever-changing landscape (pun intended), which, honestly, has been part of the appeal to me as a career choice.

You really need to understand the student housing landscape of the university as a whole as well as the neighborhoods around the school. 

Details:- Built in 1986- $780k in renovations since 2017 that include: new blacktop, all new roofs, new windows, new sidewalks, new landscaping, new on-site laundry, new boiler, and half of the units have been completely renovated.- All Units are 2Bed/1Bath- Rent ranges from $695 - $705- Market - $720-$770- Total Rent Received Last Month - $30k- Total Potential Market Rent - Approx $36k- Property Manager hinted owner might not take any less than $70k a door ($3.3M)Thoughts on taking it to the next step?

.- Lawn size is small so landscaping cost is straightforward.

We replaced the roof, updated landscaping and new carpet.

Might be worth going to if you think you want to invest with them.One thing I have noticed lately, but must have been that way for a long time, is that people go to one presentation with one sponsor and think WOW this sounds really good, without investigating much of the general landscape of investing...and then they seem to get tunnel vision on sticking with that sponsor.   

Still good information in there, but the last 1-2 years have really changed the landscape.