SBux has great real estate, but most of their deals are well in excess of market rents due to significant Work Letters for the developer on the front end.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

If a tenant signs a year lease and only stays 4 months, I incur excess vacancy with the additional turnover.

That seems excessive.

Excess Liability:  There are non-standard (excess/surplus lines) options to cover after the current $2mm umbrella is exausted. 

Attorney fees were estimated to be in excess of $12,000 per property.

The strategies have no alignment, there is no true networking or operational advantages, and no sophisticated investor would ever expect returns in excess of the S&P from an approach like this. 

There's no margin for error on timing the turnover, let alone getting a tenant who causes excessive damage or needs to be evicted.    

That would be an excessive increase and if tenant moves out, I have a vacancy. 

They might kick down some money if you can prove you had excessive cleaning costs because the guest trashed your place.