A friend of mine recommended that I reach out to you all for your knowledge and expertise.

I know several student housing investors, though most are out of the market now, but they assume the worst and mitigate by signing the parents to the leases, charging large deposits, and working the turn losses into their models.

In my market, 6-50 units is too small for professional multifamily management and not the right business model for professional SFR managers.  

My expertise is as a CRE construction manager/owner's rep finding vacant parcels of land or buildings and developing on it (only upto 8 stories) MOB's, commercial and/or multi-family buildings (new and/or rehab existing).

I won't be living in any of my next buy and holds so I was looking for a new model.

Second, Investing in properties or notes takes time and expertise in evaluating, negotiating, vetting, servicing, managing the investments, while putting money in a bank account takes almost no time or expertise.  

Surely your business model cannot handle the expense of replacing the toilet, let alone major repairs like  replacing a broken water heater.

The pertinent piece for me is the right to cure every 12 month period in terms of getting better tenant compliance because their option fee is now at stake instead of just one month of deposit.What I realized that I need to adjust in my Excel model is that I would be entering a contract to sell the property now for an agreed upon value greater than current value.

@James Wachob - Oops, just looked at your profile and now see your business model. 

Dev, have you developed a business model on how you scaled your business?