If you don't have many assets to protect, you really aren't much of a target for a lawyer. 

Here's the dilemma: in this market, we aren't quite hitting the 1% that we'd like to.

It is so crazy expensive to run one and If you aren't putting dozens of bunk beds in your place and charging per head the cash flow can end up being less than renting especially during off season.

Even if you aren’t using your own money, you want to have at least 6 months of reserves.Realize that real estate is a long game.  

But one thing I noticed more then anything as I am still young and that of younger a acquaintance is that they have tendencies that they aren’t remotely aware of.

If you aren't familiar, Rentometer can help you compare properties in your area that are similar to yours (sq ft, ammenities, building type...) to be sure you are priced competitively.

My HOA rules for all my rental properties allow for tenant usage, in fact I think in the case where the owner isn’t the occupant, technically we aren’t supposed to use it (I’ll let you guess as to whether we use it or not). 

It’s all about the property, if the numbers aren’t good they won’t move forwRd no matter how much collateral you’re willing to put down.

@Brian Gerlach we aren’t working with an agent, there’s an agent on the listing.. we haven’t contacted them yet to talk offers

Even if they aren't paying your tenant rent (ie subletting), they are not on the lease and therefore can't live on the property.