I have a UPS box, also capable of receiving shipments (I get an e-mail when a package has arrived, for example). 

How did you arrive at the value of $180,000?

Need to move in immediately is a red flag to understand.Responsible tenants usually plan their moves and thus need to give notice to their old landlord and also are proactive in lining up a new property substantially before the move day arrives. 

So for the Comps you make to arrive at your ARV something that jumped out at me was the adjustments.

How are you arriving at the $120k value?

If I switch from blinds to rods, would I a) provide receipts for the rods and deduct in full - receipt furnished to tenant,  2) deduct cost of blinds as priced today but receipt would be for curtain rods, 3) deduct cost of blinds as outlined in the lease but provide receipt for curtain rods (explanation and receipt furnished) 4)  be forced to replace using the same blinds that were installed when tenant arrived n order to deduct. 

We send out explicit instructions by email to our guests before check-in and have a hard copy waiting for them upon arrival.

In the summer months,  I prepare for the new students arriving for the semester. 

I think at least one exterior photo is necessary so the guest can know that they've arrived at the right place.

For the second time, I've had a guest cancel a reservation, initiating a refunding through my payment provider that brings with it significant transfer fees because Booking.com heavily promotes their "book for free, pay on arrival" policy, which is not aligned to my management platform policy.