@Alec Barnes As the owner of a property management company in Texas, I completely agree that a solid screening process is essential for placing quality tenants.

Of course, I run a cost segregation company BUT I would recommend that regardless.

Will they "check themselves" from bad behavior when they see a professional company with professional services, legally reviewed lease, etc. managing their day-to-day?

They were a law firm who hunts class action suits to go against companies. 

And when the company you're suing has shut down and apparently has no money, is it even worth the effort?

Or does one need a special license / need to open a company?   

I will be furnishing one side for now and leasing to a mid term rental until i get a property management company that will work the property or get it leased out to students What was the outcome?

When I had to switch Property Management companies, they suggested that I do include pets in my rental listing. 

And how do you determine your company's returns on these types of projects? 

With 20 years of experience managing 30+ long-term rentals, a few STRs, and running a property management company in Central Florida, I’ve learned both have their place in a portfolio if you diversify based on your risk tolerance and the timing for your goals.