I remember seeing that house, you did make it beautiful!

Ideally would like to get it rented before the Holidays kick in.The new applicant we have has good rental history (no evictions, good landlord reference) but pretty bad credit (more than 5 accounts with charge-offs and collections that have just been reported in last 2 months).

I will review my state rules again, I don't remember seeing a mention about discounting rent. 

Remember they need you as much as you need them.  

Upperclassmen are ideal, whereas, sophomores coming from required dorm living take more education on this whole home responsibility thing.Sorry, if I may have gone a little off track. :-)

I know it is just a rule of thumb, but looking for our first property we are trying to stay conservative and are having trouble finding something that even approaches the 2% rule outside of the cities.I can't remember the last time I saw a listing at 2% in CT, MA, or NY.

Remember - you are investing, so none of your risk can be totally eliminated. 

Ideally I want to:1.

Remember that you always have option to choose between actual expenses, but with prices of gas still low and mileage deduction still high @ $0.535 / mile mileage deduction will likely be more beneficial to you. 

It's been so long since I got quotes on mine, I don't remember.