We lease by the bed and are concerned that students will lock their roommates out, causing additional safety concerns and lots of headaches. 

One example might be running a meth lab at your rental.In my experience judges come down harder on lease violations, particularly for health and safety reasons, than they are non-payment of rent. 

Just food for thought. ;-) 

They will look at properties for us without payments because we are repeat customers putting food on their table. 

I'm worried for her safety and those of the other tenants. 

Hi Adam,I've always been a real estate guy but exposed my personal portfolio quite heavily to a regional bank ETF.I guess time will tell if I'll be a "Hero" or "Zero" lolCome on you Fed and reduce those rates 😁Real estate is and always will be my bread and butter tho.You can't beat the safety of a "brick and mortar" investment per se.My best advice would be if you are going to go down the path of investing in out of state rentals to have a growth mindset.Buying 1 or 2 isn't worth the risk or hassle and you might as well invest in your own back yard.10+ years in the industry and my most unsatisfied investors are the one's that build smaller portfolio's.If a property goes vacant and takes a few months to get it back performing, with a small portfolio that could impact cashflow of 30-50% for that year.Our investors that own 7,8 or 10+ properties, don't even feel it if 1 or 2 go vacant.Just my opinion and wishing you much success

This is caused by the tenant and she should be charged for it.Mold requires to things: water and a food source (usually dust).

We manage around 400 units and have very few Section 8.Some companies and investors build their entire strategy and portfolio around Section 8 and it seems to work well for them.Always underestimate your income and overestimate your expenses.Give yourself an extra margin of safety also.Section 8 has some weird rules that have to be abided by so you might incur extra Capex long term costs.Much success

When they get off work they just want to drink beer, cook some food, do laundry, take a shower and sleep. 

I always say you can tell someone's experience level, based on how salty they seem... just some food for thought!