Can definitely understand the stress given this would be your first property and environment we are in.

But now you are facing a changing economic environment. 

I am certainly not taking on any development deals (for SFR) in this environment and I am sure many others feel the same as we would have a large exposure to potential depreciation while in plan check and then the building process.

Even in this relatively higher rate environment, investors are still purchasing/refinancing using their bank statements and will continue to do so.

I would not find a HELOC to be advantageous in a rising rate environment, as they are not fixed rate.  

It’s not like the lenders won’t write the loan… the bigger question is do you want to cash out refi a property in a high interest rate environment.  

And that is what @Carlos Ptriawan is talking about as far as the IRR goes.Just like fishing on the ocean, the greatest opportunities are when the tide is running - in or out!! 

So, for my question, has any other landlord specifically dealing with college rentals or a zoo like environment have any similar experience with cameras and what did you decide to do, install cameras or just say no thanks, not worth the stress and anger knowing what's actually going on at my properties?

That's just how it goes in this environment.

But first I would fish out receipt for every dollar I spent on the remodel, you’re going to need them if you sell or rent.