I am currently invested close the Marywood University where I do have a combination of family and student tenants. 

Tulsa offers a fantastic combination of affordable housing, a growing job market, and a strong sense of community.

I guess for me the dividing line is does it damage the function or cause a safety hazard if I leave it on the tenant.  

Partner Driven utilized a combination of resources to fund this project, including capital investment and support from our partner, Preston Moore.

Apart from ACH, which is free vs. a fee on other platforms, the software also keeps track of property analytics and can create a statement of cash flows (NOI/Net Income views also available) and has export functions to give your CPA come tax time.

Can function as either co-living or one large multi-generation single family house.

I'm guessing/hoping it's a combination of my screening, having a nicer than average unit and being responsive and respectful With the tenants.  

My gut says you probably want/need separate policies for the different entities at the very least - the purpose of having them is to keep things separate in case of a lawsuit, so combining insurance would pierce the veil and allow someone to come after everything. 

Definitely great price for the functions it has! 

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.