Start by writing your buy box (property type, price band, rent range, condition), practice the BRRRR math on 10 real listings, then talk to three investor‑friendly lenders and two private lenders to learn terms and build credibility; your edge is speed, clarity, and follow‑through.

Student housing just hit roughly 95% occupancy for Fall 2025, while many conventional multifamily assets are still hovering under 90%.That’s a pretty wild gap when you think about it.Even with higher rates and tighter lending conditions, demand for quality, campus-adjacent housing hasn’t slowed down.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

They can gaslight you, but that is just a distraction.They actually sell wipes to detect pot residue on walls, but I am not sure if they work and I would not spend the time or energy in engaging in establishing "proof" - you'll put up walls and they'll just dig more tunnels.Instead, I would:Contact their case worker ASAP, cite the behavior as a lease violation with her, and state that in addition to it being a breach of lease, it is creating health concerns for your family. 

That BRRRR book was written a long time ago in very different market conditions.

Examine the condition of the apartment, Google the tenants and make sure you have scans of the last six months of rent payments. 

On top of that, VA loans are great for buyers but they aren't always attractive to sellers due to stricter property condition and appraisal requirements than other types of loans and obviously they are not nearly as attractive to the seller as a clean, cash offer would be. 

I would love to be a resource for you as a lender, and I actually also have a masters in mental health counseling.

Do they have any background, criminal, eviction or credit issues - if so are you ok with those to approve in general, approve with conditions, or deny (if deny provide adverse action letter). 

You realize purchased last year means it does not meet the conditions in the OBBB for 100% bonus depreciation?