Relied on neighborhood track record to get to front of the line & took advantage of transaction space with limited market participants.

The amount of people relying on RAFT for first, last and security is extremely common in lower income areas since they are typically living paycheck to paycheck and it is hard to come up with deposit to move into a new place.

Relying on general ideas is dangerous when it comes to taxes.Read this older thread to see why this area is far more complicated than you might think: https://www.biggerpockets.com/...

I do not know the answer but I would suggest you not rely on the anonymity aspect of anything today.

We charge $60 per adult.

Running an apartment complex is often more like adult daycare than managing a business.

Yes, just like @Jon Gibbens said, run your comps and never rely on the estimate that the platforms give you.

You will always need to rely on that information for quick, reliable decisions.  

Understanding we're all emotional creatures helps but at the end of the day this is business and if we can't communicate like adults, it isn't going to work. 

I also have a state-specific lease that I use for every adult who will be staying in the property.