@Alex Black I own about ~50 USC student rentals in Columbia and unfortunately have dealt with these types of issues when I first starting investing. 

For example, you buy the place and the tenant claims the Seller allowed them to paint the walls black or that their security deposit was $2,000 instead of $1,000.

Looking at long term trend lines I think we still have a 25-30% gap to fill in the next years and short of a black swan type event that will happen, because there is no way that supply can catch up with demand.

That can be caused by presence of black mold. https://www.moldsafesolutions.com/mold-rage/Do nothing immediately but if they report similar incidents again and again,  or the next tenant also reports something similar, it may be a time to explore this angle (instead of calling the ghost busters ) !!

This is a typical report from her - I've blacked out the tenant name.

Better interest rate and stuff, too.This is zoned, was priced, sold, financed, advertised on MLS (meaning you wouldn't see it if you limited your search to multifam), etc, as a single family home (old pic from google street view, I blacked out the single street address)... we had to do some property specific stuff prior to the appraisal. 

If you run into hard times, the rental market drops, etc, you can stop making those extra payments and still be in the black. 

I also say you need to look at the reports you have that will tell you if each individual property is in the black and which ones are in the red. 

when it was sent to them in black and white in a letter.)  

Normally I suggest listening to the podcasts or reading the blog posts but it sounds like you've already go that covered :)As far as networking, Bigger Pockets has a great member search feature you could use to search for members in Rhode Island, then you could reach out to some directly.You could also attend a networking group in or near Rhode Island such as RIREIG or Black Diamond REI.