They have people invested in individual properties, especially students. 

I understand tax advice is specific to individuals/timing/location/situation and I need to hire a CPA -  but in general how would this be done?

Also, is the lender a true private individual or a more well known firm?

By collaborating with experienced individuals or groups, you can leverage shared knowledge, divide due diligence responsibilities, and access larger multi-family or single-family opportunities that might otherwise be out of reach.

@Denise Supplee and @Arman Ahmed gave good advice on leasing w cosigners, and making the leases individually/severally.Keep in mind:  there are two separate and distinct types of student housing tenants: undergrad and post graduate.What I've found over the years: If you want to deal with adolescent, underage, first-away-from-home students, be prepared for more hand-holding and maintenance issues. 

Also I help individuals in foreclosure

For individual investors, this makes deals investable. 

Such attempts to silence individuals with legitimate financial grievances further erode public trust and raise serious ethical and legal questions.Furthermore, your threat of a lawsuit appears to fall under the category of a Strategic Lawsuit Against Public Participation (SLAPP) — a tactic designed to intimidate individuals into silence rather than address the underlying facts.

I'm glad to join this community and start connecting with other individuals in the real estate market. 

Do you have one lease for all tenants, or individual leases for each tenant?