We observe.

I don't use a property manager so I cannot give feedback on one specific company over another, but based on my observations over the years there are a lot of student rentals that are poorly managed and in bad shape.  

I've instructed the tenant to file a report if any illegal activity is observed and to take photos of the issue and send them to me.

I attended one in January just to observe the process.

Just an observation - I have a theory there are two types of people in this world.Type 1 - "I need something done - I need to figure out how to do it."

Your observations are well taken.

A lot of times, in my observations, the problem is not lack of money, it is lack of savings.

If you send their support an email explaining why you'd like to do bi-weekly payments, I feel like that helps move it up their list of possible features to provide.Outside of landlording, I have observed that some people have trouble wrapping their head around getting paid 26 times a year. 

a few points / observations to consider late at night when you can't sleep.1). there are umbrella policies in the marketplace that cost $1,200-$1500 per year for a $10M-$15M limit.  2) I insure one of the larger Aesbestos contractors in the Midwest that does work in schools.  

Its presence may exist without the knowledge of the structure owner and may be concealed from the untrained observer.