They’ll have a pulse on what buyers (and retirees) are asking for but can’t find.Compare Nearby Markets: Look at similar projects in Tulsa’s fringe areas or other rural towns.

Find fringe neighborhoods moving from C < B class and start walking properties. 

But First — A Critical Note on SE Tax If your personal STRs are structured and qualify as rental real estate, then:The income is generally not subject to self-employment (SE) tax.There is no requirement or benefit in routing that income through your S Corp just for tax reasons.So unless your goal is to contribute more to a retirement plan (like a Solo 401(k)) or access corporate fringe benefits, there may be no financial advantage to having your S Corp manage your own properties.4.

Good areas tend to sprawl a bit so something on the fringe especially if in need of upgrades might be the sweet spot to get your feet wet while building equity. 

. - That corner of Indianapolis is really on the fringe of the city.

As an investor look into those fringe cases that are converting to "nicer". 

Your about to get a ton of realtors giving you  self-serving advice about some strategy that involves buying even more property, I’ll be blunt, stay where you are at, if you want to scale you will have to do it on a fringe metro area market, if you don’t as you mentioned, stick your dp in an index fund.  

Start moving out to the fringes.

The investment strategy is to buy cheaply on the fringes of the path of student housing growth, and then wait a year or two until the area turns to a student housing area.

This Subcontractor is limited to a maximum 15% overhead and profit, subject to the owners approval, added to direct cost of the work on all changes performed directly by this Subcontractor and 5% overhead and profit on work performed by a Sub-subcontractor.Notes pertaining to Change Orders:All change order requests shall include a detailed breakdown of man hours, hourly rates, fringe benefits, labor insurance, labor taxes, material quantities, material unit prices, equipment rates (hourly, daily, monthly), etc.