Ive hired a more hands-on smaller PM that actually has recommendations and has already proven to be more effective; Ive got 2 paying tenants and one leaving cash-for-keys tomorrow.

This effectively enables me to raise capital at 8% per annum, interest capitalizing, term forever.

You can also require a paren on the lease for any student as a back up to cover damage outside the first. last and security.

They will get a $100,000 liability to cover fires, water damage, accidents, and more.As @Greg Scott stated, you should require your tenant to add you as "additional insured" on their policy.

For hardwood, that will take much longer and I'd bet they'd walk on it or move heavy furniture before the top coat is cured and damage it.

We’re eager to reconfigure that area into multiple units to enhance income potential.What strategies can we implement to address this situation effectively?

This is basically you paying into a bond that will pay damage and lost rents if you are unable to the landlord but this isn't a collective of money pooled together for the common good. 

General Question: After the new rules went into effects, how are people writing contracts with the buyer's agents.

The initial effect on mortgage rates was a subtle increase in long term bond yields, however in comparison to earlier this summer residential and commercial mortgage rates are down considerably.For example commercial lenders were in the 7%++ range just a few months ago, and recently are as low as 5.5%-6% and falling.

", shows your inexperience.The cashflow numbers for Class C & D properties only look good on paper because few investors plug the correct assumptions into their ROI calculators.Have seen many newbies use a 5% vacancy factor for Class C & D properties with nothing built into their calculations for tenant-nonperformance or the extra damages low-demographic tenants statistically cause.BTW: we recommend using at least a 20% Vacancy+Tenant-nonperformance number.