I pay no utilities and these are all one year leases.2) THEIR CREDIT RATINGCollege students almost always pay their rent.

The thinking on this is that although the buyer utilizes what appears to be a purchase contract, it is actually being used as a purchase OPTION, and as such an option contract which clarifies that the purchaser is actually obtaining an option to buy should be used.   

Trying to manage a $1M Airbnb rental while it sounds good you got $6500 in bookings you still have significant costs to operate it with maintenance repairs, utilities etc.

I am putting it up on Facebook, Craigslist, etc. but is there anything else a newbie can utilize that you have found success with?

This explains why your taxable income was zeroed out on Form 1040, even if the standard deduction wasn’t utilized.

Assuming you don’t meet the 500 hour test, you will likely need to document the time of others spent working on your property.In addition, you need to have guests at your property as well.Until you are 100% sure you can utilize the short term rental loophole, I’d wait to do the cost segregation study.

If your credit is decent then I would utilize your cash as leverage to leverage:1.

If you're planning on utilizing a self-showing model with cameras you'll need to make sure you disclose to prospective tenants viewing the property that there are cameras on premise.At scale, we've coordinated 160,000+ on-demand/self showings with smart lockboxes over the past 5 almost 6 years with very few issues.

When your tax professional prepares your 990t they will utilize the Cost Seg to minimize the UDFI tax. 

I'm used to paying a 10% management fee in other markets that covers the costs of paying utilities, etc., but RHR charges $10 per bill payment, a fee for renewing rental registration, fuel surcharges for service calls, etc.