In Maryvale (Phoenix, next door) ( basically the other end of the spectrum,) you'd look at the basics, roof, AC, kitchen, bathroom, floors, door knobs (hardware), switches, lights and you'd change it from antique Mexican flavor to newer antique Mexican flavor, and profit about $60,000 in shorter time.

This doesn't sound like what you need, but if you just ask someone about an expediter without the distinction, you may get a 'no' when you're talking about different things. 

Strong rent demand, reasonable prices, and solid long-term fundamentals.Each one has its own flavor, but those are the markets I see investors come back to again and again.

Be sure to review your state laws to determine whether entity grouping is permitted—grouping may be allowed, but each LLC would still remain a distinct legal entity.For ownership structure, you may add a partner or operate as a sole proprietor within the LLC framework; however, I do not recommend using an S corporation for real estate properties.

Very important distinction between placed in service and when you buy the property. 

The hard vs. soft pref distinction is also key since many operators don’t realize how different the control triggers are until they’re in the documents.Appreciate you adding this level of clarity to the thread.

@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. 

@Garret Rumbea Larger multifamily syndication is an overly broad label and using it without distinction leads to misleading comparisons.

@Susanne Stauffer, If you are condominiumizing the back units you are creating new real estate that is distinct from your primary residence. 

it could be a dead rat in the vents, but the smell of dead rat or animal is very distinct and hard to mistake for something else.