I was a student they offered to sponsor a deal for and it has cost me everything, literally. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Calculate how much more in interest, lost profits, etc it will cost you to have this “blip” on your credit report.  

How keep it legal of course but more importantly how to do if effectively.

Additionally you can do a cost segregation study and get a lot of depreciation benefits to offset the rental income (and potentially other income).  

The only approach I’ve found effective is offering a deposit alternative, which lowers upfront costs for tenants without devaluing your property.

Cost segregation utilizes the MACRS approach.

.- Stock market opportunity cost: If the brokerage account has strong holdings, consider if the return potential justifies cashing out now.Given the current market dynamics and your goals, reallocating your brokerage funds into a multifamily property in Rochester could provide substantial benefits.

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

In my experience, using a hybrid model—combining traditional realtor showings with self-guided tours—has proven to be an effective strategy.