"All across America, college town populations are rising much faster than practically any other real estate market; that's because enrollments on a national basis are on a steady rise," says income expert Bryan Perry.

In his The Cash Machine, he looks to Education Realty Trust (NYSE: EDR), a real estate investment trust that provides high-quality student housing throughout the U.S.

Perry explains, "While it's still early to call a bottom for real estate in a number of regions -- especially in commercial properties -- one thing is for sure: Parents will give their right arms to send their kids to great colleges.

"There is a stealth bull market for apartment growth in major college towns, and rents are only going to rise in the years to come as the broader economy rebounds.

• Citigroup upgraded Procter & Gamble (NYSE:PG) to Buy from Hold after meeting with management as it believes a more aggressive strategy will lead to the company regaining market share. Citi raised its target on shares to $66 from $54.
  
• Piper Jaffray upgraded Allscripts (NASDAQ:MDRX) to Overweight from Neutral after learning the company signed a large contract with North Shore Long Island Jewish Hospital. Piper now sees upside to estimates and raised its target on shares to $22.50 from $14.
  
• UBS upgraded Amedisys (NASDAQ:AMED) to Buy from Neutral following a review of the Senate Finance Committee's healthcare proposal, which they view as "benign." The firm raised its target to $57 from $46.
• Daimler (NYSE:DAI) was upgraded to Outperform from Market Perform at Bernstein.
  
• Boston Private (NASDAQ:BPFH) was upgraded to Outperform from Market Perform at Keefe Bruyette.
  
• E-Trade (NASDAQ:ETFC) was upgraded to Buy from Neutral at Goldman.

Analyst upgrades:

• Baird upgraded Agilent (NYSE:A) to Outperform from Neutral and raised its target to $24 from $22. The firm expects Agilent's YoY order declines to bottom in 1H09 and for growth to return in 1Q10.
  
• Despite downgrading the Equity REIT industry to Underweight from Market Weight, Friedman Billings upgraded Home Properties (NYSE:HME) to Outperform from Market Perform to reflect the company's exposure to Washington, D.C. The firm thinks Washington has the potential for stable demand fundamentals.
  
• Keefe Bruyette raised Education Realty (NYSE:EDR) to Outperform from Market Perform to reflect the company's improved liquidity outlook.
• Cullen/Frost (NYSE:CFR) was upgraded to Overweight from Equal Weight at Barclays.
  
• Pfizer (NYSE:PFE) was raised to Neutral from Sell at Goldman.
  
• FPIC Insurance (NASDAQ:FPIC) was lifted at Piper Jaffray to Buy from Neutral.

• Credit Suisse downgraded Deutsche Telekom (NYSE:DT) to Neutral from Outperform and France Telecom (NYSE:FTE) to Underperform from Neutral in conjunction with cutting the European Telecommunications Services sector to Market Weight from Overweight.
  
• Goldman downgraded Harley-Davidson (NYSE:HOG) to Sell from Neutral and added shares to its Conviction Sell List. The firm, which lowered its target to $11 from $30, said HOG shares do not fully reflect the impact from unprecedented headwinds in global luxury motorcycle demand and credit.
  
• Jefferies downgraded Precision Cast (NYSE:PCP) to Hold from Buy following the recent rally as they believe near-term EPS growth will be challenging. The firm lowered its target to $72 from $75.
• AutoZone (NYSE:AZO) was downgraded to Market Perform from Outperform at Bernstein.
• Tenneco (NYSE:TEN) was cut to Market Perform from Outperform at Wachovia.
• Burlington Northern (NYSE:BNI) was lowered to Underweight from Equal Weight at Morgan Stanley.
• Friedman Billings downgraded the Equity REIT sector to Underweight from Market Weight.

• Ladenburg initiated Pentair (NYSE:PNR) with a Buy rating and $32 target. The firm believes the company's cost reduction and growth strategies will limit earnings declines from weak end markets.
  
• Fiat (Other OTC:FIATY) was initiated with a Hold rating at ING Group.
  
• Raymond James resumed coverage of Tailsman Energy (NYSE:TLM) with a Market Perform rating.

MOST NOTEWORTHY: Thomas Properties, Tanga Resource Partners, ARM Holdings, Finlay Enterprises and Coca-Cola Femsa were today's noteworthy initiations:

• Shares of Thomas Properties Group Inc (NASDAQ: TPGI) were initiated with a Neutral rating and $14 target at Banc of America. The firm has concerns over the lack of liquidity in the shares and considerable insider ownership levels.
• RBC Capital started shares of Targa Resource Partners LP (NASDAQ: NGLS) with an Outperform rating and $35 target, as they expect shares recover once financing is in place.
• Jefferies started shares of ARM Holdings PLC (NASDAQ: ARMHY) with a Buy rating, citing the company's new products, margin leverage, buybacks and royalties ramp.
• Finlay Enterprises Inc (NASDAQ: FNLY) was initiated with a Neutral rating and $4.80 target at B. Riley, citing integration and execution risks.
• Coca-Cola Femsa SA (NYSE: KOF) was started with a Buy rating at Gabelli, as they find the valuation attractive as the company's growth in key markets of , , and continues.

• KeyBanc Capital initiated Education Realty Trust Inc (NYSE: EDR) with a Hold rating.
• Fox-Pitt started Rodman & Renshaw Capital Group Inc (NASDAQ: RODM) with an Outperform rating.
• Home Inns & Hotels Management Inc (NASDAQ: HMIN) was initiated with a Negative rating at Susquehanna.
• First Analysis resumed coverage of PharmaNet Development Group Inc (NASDAQ: PDGI) with an Equal Weight rating.