Quote from @Daniel Sehy: Hey everyone —We’re actively expanding our portfolio into student housing and building long-term buy-and-hold strategies around Tier-2 and SEC campus markets.Target Criteria:80+ units (purpose-built or converted)Within 3–5 miles of campusMarkets with growing student populations and limited new supplyIdeally pre-leased or with some operational track recordWe’re open to both on- and off-market opportunitiesWe’ve modeled our acquisition approach around high-yield, Tier-2 university markets (think: Coastal Carolina, Troy, Kennesaw, Eastern Kentucky) where competition is lower, student demand is steady, and mom-and-pop owners still control a big chunk of inventory.We’re also looking at core SEC metros — Auburn, Columbia, Knoxville, etc. — but only where value and scale align.My ask:Who are the sharpest agents or brokers in your network with real student housing experience (not just MF)?

Georgia has a flat state income tax, so always model after-tax cash-on-cash, not just the cap rate.

It is a solid model for rapid growth with limited capital and allows for risk management.  

If anything, this should strengthen your faith in your agent's market knowledge and expertise.

That’s why I tell clients to model both exits up front: one scenario where you sell as TIC if conversion drags, and one where you sell as mapped condos.

Local expertise — choose a company that truly understands the rental market and has trusted vendor relationships.If you ever consider expanding your search to Memphis, our market has been fantastic for out-of-state investors — strong cash flow, affordable entry points, and I can connect you with a couple of reputable management teams that make remote ownership smooth.

The painful bird dog experience taught me two vital lessons: Focus trumps frantic action, and effort must equal income.The problem wasn't the market; the problem was my lack of discipline and strategy, and a model that required me to hand off my hard-won leads for zero financial gain.This is why I’m officially pivoting and adopting a focused wholesaling approach:One Market, Deeply: Instead of talking to people in every state, I have selected one specific city and state to start my wholesaling operation.

@Ron Henderson whenever we are lending to people we know usually those people are leaning on our expertise on structuring it and what interest rate to provide. 

Welcome, Freba Furnished rentals are definitely a unique space, and I agree with you what looks like a solid investment on paper doesn’t always translate well into the furnished model.

If managed well, this model can be a game-changer (and you rarely have 100% vacancy, which is the secret killer with LTR).