I sanded and used a stick down liner for now but I'll just tear the whole thing out at next turnover.

Finally, another offer and another nit-picky list of non consequential stuff to fix (including a small tear in a window screen and a front step that had settled and was now 1/4 inch lower and out of compliance)!

A landlord can keep those reserves and use it for normal wear and tear or more serious damages.  

Invest in the stock market, which has been on a tear lately?

We have come close to filing eviction many times.We do have a clause in our rental agreement that helps protect us from short timers, if it is legal in your state:After additional deductions for cleaning and repairs necessary to restore the premises to its original condition (less allowance for reasonable wear and tear), along with deductions for any rent due (including rent loss during periods of restoration), late fee, caused inspection/eviction, utility, notice, legal and any breach of contract costs, the balance of the security fee shall be refunded pro rata as follows: 10% of the remaining balance for up to one month of occupancy; 20% for two months, 30% for 3 months, 40% for 4 months, 50% for 5 months, …and so forth until 100% for 10 months or more of occupancy; 

This means more time and money spent on marketing and preparing the property for new tenants.Wear and Tear: Student tenants may not take as good care of the property, leading to more frequent repairs and maintenance.

Even with a management company, an STR is much more work plus the wear and tear with an STR is greater (typically). 

That area has a lot of vacancies and a lot of tear downs are still needed.

As I look at our costs, I question if I should have done a tear down and constructed a 3 story, so I am not sure.By the way my general rule is we do not do rehabs unless it returns double the cost and at least $50k.  

I believe it would also be more work for me with more wear and tear because most of the tenants are not working so in a utilities included unit they use more water and we have a well.