However, I was recently thinking that using the gross income of a student rental is unnecessary because it is a single family home so the expenses should be similar to that of a single family home (subject to more wear and tear as discussed below).  

But, if retail clients start to panic, pull their deposits, and send them to the mega-banks, that will put unnecessary stresses on even a healthy smaller bank.

There are many "tire kickers" and you could end up paying unnecessary fees and wasting time on phone calls for someone who will not or cannot rent from you.

A reserve is unnecessary, but I still keep around $15,000 - $20,000 in my account.The point is, you should sit down and assess your personal finances to determine what the worst-case scenario may look like, how much you would need to cover it without impacting your life, and whether you will need to build a reserve.

Start eliminating unnecessary expenses asap. 

I insisted several times that we should cut into the walls to check, but the sellers kept saying it just was a tiny bit of mold so unnecessary.

As for the license thing, that could be an unnecessary step if you don't actually want to be a realtor.

They just cut new supply and returns in the ceiling. 2-3 day job.I spoke with an HVAC contractor for a house job, and he wanted to do all sorts of crazy unnecessary things, like putting new supply vents in a hardwood floor, and retrofitting an AC just for the master bedroom.

Our extreme amount of leisure time brought about by our forefathers ingenuity and hard work has made the necessity to work hard every day to survive even comfortably unnecessary.

Contact the tenant and let them know that each year rental amounts will be increased to cover your own increases in property taxes, association fees (if any), and any unnecessary maintenance requests.