Doesn't always have to be a 3 bed ad.It gets complicated when you rent it room by room-College kids are picky (Might not like the roommate, roommates are messy in the common areas, etc) you don't want to have to manage how these people live-I would stick to renting it as a three bed, look at other 3 bed ads on Zillow and CLs and price yours $50-$100 lower then just tell them it's  x amount of dollars for Water, Sewer, Trash a month $25 a person for water, sewer, trash a month ($75) bump in rent. 

I agree with @Brian Gibbons ...to improve without the ownership rights is a messy messy messy legal situation.    

I didn't have any experience with gas stations before but I know the clean up can be messy and expensive.

You reallocate the house asset from a percentage of personal use to 100% business use and just continue on.Otherwise, your basis becomes messy down the road and becomes a bit more difficult to trace.  

Yes, Royal Poincianas are fast growing, messy, crap dropping pain in the a$$es.

It work out as it should have without a messy eviction.

I actually partner with my wife, and that works, but if you end a partnership it does get messy!

Self levelling mortar is messy and can be difficult to apply properly, especially for large areas. 

If we find it is a tenant caused probable, we charge them for the cost of clean out.Depending on the price of the insurance, it may be worth it, but if you only have a few houses, the odds of not having a back up is in your favor.As an investor and future owner of many more properties, you should try your hand at doing it yourself; Rent the machine with the auger and motor on itTurn the water off to the commodeDrain it as best you canRemove the two closet bolts (when replacing, don't tighten too tight or your brake the porcine commode).Remove the wax ring--- messy, stinky -- use cloves - don't get it on your clothingLife the commode from the waste line......guaranteed you'll get water on you (hope it is not yellow)Now feed this heavy cable down the waste line as far as you can go.Push the start button on your machine and watch the cable spin as it seeks the block, oh, be careful because sometimes stuff will fly out and may  smack you in the face.If you are lucky you'll find a baby's toy, a rag or some sort of material that may be unpleasant; bag that ugly stuff for later disposal.Oh, did you buy a wax ring?

Nobody has ever asked if the other houses are haunted.I've discovered that paranormal activity happens when people leave the house messy.