But the good news, the cat was out of the bag, and once you have been called a slum lord it is rather liberating.... it can't get much worse. 

Funny you should mention that as a couple of well known and exceedingly rich liberals just did that.

As far as this coach is concerned, you hit the jackpot.

How liberal are the courts in your state?

I'd just caution that you calculate conservatively on ADR and liberally on vacancy rate.

I see you are in CA, which generally has liberal laws so that may make collecting tougher.

A couple other schools like Liberal Arts & Sciences, Welding Technology, and Early Childhood Education & Teaching exist but are nominal in size by comparison.

Fannie has the most liberal policy that states as long as your intention is to occupy the property at some point during the year the requirements are met. 

I agree that a regional/ local bank or credit union is a great place to start for the best rate on these types of things... and with a banking relationship/ assets on file, they can sometimes be surprisingly liberal. 

This was very liberating.