Even those of us flipping for 30 years, sometimes crap the bed.

I took a look at the listings on their website.Most of their inventory is 30+ min from the 'downtown' area.Seems like they charge $400 - $600 a bed in Dallas and Houston + a move-in fee to the guest.It would be interesting to know what their management fees are.You should be able to make money based on those numbers if they have a nice occupancy rate.I personally wouldn't rent from there because I prefer my own space but there are definitely people out there that like to save a couple hundred on rent or even enjoy having roommates(Company) around.Best of luck!

For ex preferance of 4 Bed 2 Bath or 5 Bed 3-4 baths?

By trap I mean either you get into a house that isn't what it was proposed to be or you get in bed with people (your network) that do not have your best interest at heart and are feeding you lines of bs as they never come through for you. 

I have a client with a rental in Granite Bay.   3100 sq foot 4 bed 3 bath with a possible 5th bedroom.     

Then there are a few more hurdles (and more time & carrying costs) to overcome to obtain final site plan approval.Having finally made it to final site plan approval, there are still the issues you're already familiar with - e.g. which side of bed did the inspector get up on that morning?

They have claimed their thermostat changes temperature (ex. they set it at 72 before bed and wake up and it's 65 degrees in the morning.) 

And like I said, we are in a 3 bed, renting out 2, and doing fine.

While Section 8 has caps on what they pay for, say, a 2 bed, it does not mean you will be to get that.  

Nearly a year ago I bought an existing two-bed, one-bath 1,440 sq ft ranch with a two-car garage on 1.4 acres that had fallen into disrepair.