Spray foam in the wall cavities would help more than fiberglass insulation.Im not sure how good cellulose is at sound proofing.

As I mentioned, owner occupied may be excluded from some or all of this:https://www.state.nj.us/dca/di...

If you want wider steps, I can get a quote and you can pay half the cost (or all the cost)."

You can always cloud the title and argue the oral agreement you had with your parents but you will need the attorney and$$ and may not win anything.

As some other respondent mentioned elsewhere-- if you are seeing red already without utilities or all expenses... tread carefully.The 15 year term (as opposed to 30) also hits hard any prospects of realizing a positive cash flow.

Or all three that could happen in a 10 year period.The newer TK operators have no long term performance data so it's just marketing right now.  

I can't remember which BP podcast it was but one guy said if my tenants pay less on utilities they have more to spend on rent (my opinion is it would reduce turnover and vacancy but not necessarily command much higher rent).You mention a roof garden make sure your structural engineer is aware of everything you are putting up there the roof may not be designed for much soil and pavers.If you have radiators I think this thing is genius https://www.radiatorlabs.com/our-system/how-it-wor...I would look at getting spray foam insulation into the wall cavity but consult with a good architect or building envelope designer to specify it because if not done correctly you can get mold inside your walls. 

Let them know if they follow through and you can do the final walk through today/tomorrow as planned, you'll give them part or all of the security deposit back, kind of cash for keys, but at least not money out of your pocket.

I don't believe that all college students or all low income tenants have the same habits.

Please give answer to any or all of them.