Property is a 3 bed 1 bath with a weird extra toilet in the basement. 

My plan is to charge one student 50% of the rent to take care of the basics (lost keys, plugged toilets, etc).  

You can take out the pan but what do you do with the subfloor and floor joists.

They might look good on paper but the only time they might pan out is if you are local and hands on.

I have a guy that works way cheaper then he should and does them for about $1300 labor which I know is crazy so I am trying to get a grasp on reality when I start shopping rates again.For a small full bathroom we typically do a complete gut except we keep the tub and reglaze it -  Labor usually consists of ceramic tile shower surround/tile floor - new toilet,light,mirror,towel bar,faucet, shower head - trim and painI know this is region specific but just interested to hear others

Write it on toilet paper if you want.

Even under management you're going to have headaches a plenty and phantom line items you haven't even dreamed of. 16 sinks, 16 toilets, 16 AC units, 16 fridges, etc.

You can spot treat areas in your home like around the tub area (where it's open in the slab) and toilet flange.  

Finally, I was a president of my 5 unit townhouse/condo in roger park, and it was very interesting in how we had to raise our HOA fees in order to meet capital expenditures...it seemed like when our toilets crashed or went away to toilet heaven, all of the others did too.  

Actually it's wood and doors and toilets.