If you hire a PM, usually from what I'm hearing, Padsplit PM charges about 8% and some just charge a $800 per month flat fee because it's relatively easy I guess.

We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

We use that same software for all accounting related to managing our syndication.  

If the students do not have the income or credit to warrant the rent amount, I would require that they get a cosigner (like a parent or another relative that can vouch for them).

@Melissa Thompson what is your business relation with them?

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

In addition, the City of Cape Coral has updated codes and ordinances related to short-term rentals that are now available in a searchable database provided by Municode Corporation (3).Short-term rental limitations have been an issue in coastal communities in Florida, including Cape Coral, where investors can buy property and rent it out for short periods at high rents.

A the town and amenities expands towards the beach, there is a real risk that properties on town side will relatively lose value in my opinion.

Before I give my answer I'm making the following assumptions- Your credit is decent, you have stabe income and make decent money; your debt to income ratio is relatively low. 

Also, my guess is that the stain is damage not cleaning related.