Tenants vacating properties early

[Jay Strickler]

I rent about half of my 150 units to college students.  Every summer, even though they are on 12-month leases I have a high amount of vacancy simply because tenants move out without paying for the last month or two of rent.  As it stands today I have 13 openings.  Legal costs and the time involved make chasing these folks unprofitable. I am looking for suggestions or proven strategies that this audience has used to incentivize folks to stick it out to the end of the lease.  Thanks

Jay