Planting them on top the tallest berm the city will allow may also help.What about building a sound barrier wall?

I have seen individuals take a lien in the secondary position to decrease that downpayment, but you would most likely need to use a good lender who would be comfortable with and allow a secondary.   

We’ve got one big player that probably has at least 600 units with their own rental office and full time maintenance crew.

If three adults in the household sign the lease and one of them files for bankruptcy, would that allow them to avoid paying rent for three to five months?

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

With a background in sales and a lifelong fascination with real estate, I decided to create a company that allows me to combine my passions while providing more time freedom for my growing family.

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

This allows for house hacking, helping to offset costs.

@Kevin Kim C.A.R. does not allow anyone but members to use their forms. 

If the landlord is desperate, they should be willing to help pay the tenant to cooperate or vacate.I would also get familiar with the landlord/tenant laws where this is located.Make sure the landlord has a plan to allow your inspector and appraiser (if any of these apply) access to the occupied unit.I did a piece on buying tenant occupied properties awhile back and and got some fantastic responses... maybe something here could help in your situation.