Then, they sign the lease, are issued a key, and can move in.Nobody moves in without passing my screening and signing the lease.

They can be great referral sources for responsible student tenants.Best of luck with your first property!

What is your source for 99% of transactions are above 2%?

Grabbing attention while highlighting your best features is key.

Include text so that states what will happen if the new lease isn't signed by landlord and husband such as the return of keys by all parties date.

One of the key inputs is a score reflecting a property’s condition (based on listing photos).

And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"? 

The overall LTV (including all 3 mortgages) will be key and your selling point will need to be that the 2nd mortgage ($8k) will burn off in 2.5 years (based on your surprise that it was even out there, I'd recommend that you follow up in 2.5 years and ensure that it's been satisified, so that it doesn't surprise you again in the future).Does the $8k grant vest over the 5 years? 

Having a solid relationship with your property manager is key, but you also want to make sure you're not being overcharged.

Know this: the #1 reason why landlords fail - failure to manage to the lease (source:  American Apartment Owners' Assn).