@Art Ritter yes of course, thank you for that VERY important reminder.  

I'm guessing the art of claiming damages were caused by a break-in (instead of by their own doing) is common practice. 

I also have started selling the art I make for fun, delivering groceries through apps like InstaCart and cleaning houses through rental companies in the summer to make extra money.

It's an effective art form when done correctly :-)Your plan sounds perfect.  

There are two reasons why the lease may have such provisions in there;A) In-artful drafting by a non-attorney.B) Your particular jurisdiction has not adopted the American Rule in it's entirety.That is why I recommended you, in my "huge disclaimer", to seek out local counsel prior to adopting any of the information that I have presented thus far.

Just provide them a quiet, safe place within - preferably - walking distance of their law school/law library.Engineering students were great, but don't stay as long, but not problematic.Forget art majors, theater majors, and believe it or not, I found MBA students to only rent short-term.The key is to be able to advertise somewhere where only the grad students you want will see your ad, and offer your law student, etc., tenants a referral fee for referring someone to you if you end up renting to that person.  

Art/Theater/Drama - run the other way LOL.I've heard that med students are also great.  

So, there's an art to making sure you nip it in the bud, if you do think you want to spring for the garage opener now, in order to keep a great tenant. 

By the way, if there is any way you can just rent to grad students - preferably med students or law students or engineering students - just not art or theater majors (party animals!)

I suggest reading Frank Abagnale's book "The Art of the Steal" to everyone because it applies to every part of your life.https://www.amazon.com/Art-Steal-Yourself-Business-Americas/dp/0767906845Hope this helps,Allen Fletcher