Im sure you know that philly is very neighborhood specific and markets are extremely hyper local.

I'm opening my second home and find them extremely rewarding but think I may stop at these two because I am extremely involved in them and am spreading myself too thin I think. 

AprilApril: Extremely bummed, almost didn't want to get out of bed.

The rep became extremely rude and verbally abusive on a phone call with myself and my agent..

We have reached out to the city and they have provided some information about grants but that seems extremely complex without much chance for success as we would be first timers.My question is what options are out there to help with this situation.

Insurers have become extremely conservative over the last year.

Really appreciate all of the insight and information.It's obvious from your post that student housing is an extremely high-touch business, but one that you have mastered - timing in marketing, expectation setting with kids, quarterly check-ins, the list goes on.So my question is, as an out of state investor considering investing in the same type of space, how would you characterize other property management companies ability to successfully run a business like this? 

It's extremely rare for a lawsuit to happen at all.

My cleaning teams are extremely well-paid compared to other properties in the area.

And that is true, but that is also sort of like saying "to mitigate the risk of investing in Apple, and relying on their decisions, I will start my own tech company" (okay, that is a bit extreme, but you get the idea).