There's not a good reason to not ask for the allowed rent, the tenants portion generally is based on a percentage of their income not a percentage of rent. 

Major drawback was the starter plan did not allow you to customize a lease.Avail had very basic functionality and was missing features such as income verification.They all require a fee for ACH and Credit/Debit, but Inaggo and TurboTenant allow for offline payments such as Venmo, PayPal, and Zelle. 

That said, I’d recommend exploring states like Florida or Texas, where you could find some properties meeting your criteria, and there's no state income tax.

What actions and/or credentials make a landlord an active property manager to deem rental income/loss active in CA?

To build long-term wealth, start small, scale gradually, focus on cash flow, educate yourself, understand financing options, and be patient.Good luck!

If the students do not have the income or credit to warrant the rent amount, I would require that they get a cosigner (like a parent or another relative that can vouch for them).

Eichholtz’s initial research showed that real housing prices (corrected for consumer price inflation) gradually changed over time, but were fairly equal in 1973 compared to prices in 1628."

Simplified deal analysis focuses on cap rate vs. tenant risk, lease expiry timeline, rent-to-market comparison, and key metrics like Net Operating Income and DSCR.Good luck!

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I would want to see the invoice and have a chat with the PM about their responsibility to protect my income.