While I see similarities to co-living strategies, there are a lot of unique situations that come up with student rentals due to the "student"/young adult nature of the renter.

My understanding of human nature tells me that most of these schools are there primarily for the monetary profitability (which is not to say they can't be good schools, but I bet that's not the primary reason they exist).

Insurance can definitely be tricky for sober living homes since not all carriers understand the unique nature of these properties.

You will only find rapid rent growth and appreciation in cities with significant and sustained population growth.Low risk of natural disasters.

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We found the "in and out" nature of them lined up well with what our overall business model was.

But I guess everything's bigger here :)Naturally, now very curious about the FSBO space.

I normally vacation along the Florida panhandle like Perdido key, Panama city beach etc. and so naturally, as a real estate investor my antennae go up when I travel there and my curiosity starts to tug at me wondering if this is something viable for me. 

But it's important to understand all of the costs.As for the variable nature of the wholesale fee, it depends on how good of a deal you can lock up. 

Given your location, it seems Like short term rentals would be a natural fit- plus there's certain tax benefits assuming you meet certain qualifications.