From day 1 on this my thought was exactly the conclusion that the IRS arrived at.

In lieu of them using financial aid, we have them pay an $800 down payment towards rent, and then the remainder of the semester is due once aid arrives.

I have everything I can think of printed out: lease, pay or quit notices, correspondence promising payment that never arrived, etc.This has been almost too much to bear psychologically for me and my wife, so I appreciate any advice you have from experience.Thanks and God Bless.

I know that either way, I still need to obviously arrive at some ARV that I feel confident enough to work the negotiation against.  

I can import the ical calendar from my listings and it sets the code to the last four of the renters phone number based off of the arrival date.

once the income and expense figures seem reasonable (remember these numbers do not typically include any rent reserve which is a reduction to gross income to arrive at adjusted gross income), i do a quick cap rate calculation (NI/asking price).  

LA has many who leave and arrive. 

When we arrived at the scheduled time my new pm was waiting outside in the parking area trying to contact the tenant who was dead asleep on the couch + the other tenants in the other rooms.

Usually a day after the actual noticed date, sheriffs and yourself (or your representative) will arrive on the premises and physically remove the tenants.

Ask about everything from arrival and departure times to the specific steps they take to ensure cleanliness, safety and security in your home during a remodel.