If they are similar units with the same size and finish maybe you can justify it with having them sign a longer lease.Do you pay for any utilities or garbage?

They didn't leave the place really clean normally, but at least they removed all their junk, even if a lot of it ended up piled around the garbage bins LOL.  

During the escrow, the agent answered me that one of tenants (who has a lot of time as he can't work for a health reason) takes out garbage carts every week and bring them in for free.

In my city paying water/sewer/garbage is standard but I'm unsure how to handle utilities.  

The Den Mother ensures everyone is respectful to one another, that the common areas are cleaned, garbage goes out, etc.We have every tenant read and sign a copy of our house rules as part of their lease and we let rooms on a month-2-month basis, which allows us to deal with any problem tenants in 59 days or less.

And with your photos of the ashtrays, left behind, I would assume you had to deal with hauling garbage away and cleaning.Also, when a tenant smokes, it can involve having to clean the walls, and painting.You can only legally get away, normally, with charging actual out of pocket costs.  

It's amazing how the garbage disposal or dishwasher stops working or needs repaired when a tenant moves in and starts using it.

A few days ago, the tenant texted me asking if there was any way we could have a garbage disposal installed.

I would hire a qualified PM to manage the property, it can be a pain with college students, i have had some pretty good ones in mine so far. ( note: check agreement with PM usually they charge a leasing fee to you, lets say $300 for each lease agreement, group of 3 students is one lease, 3 individual students is 3 leases or $900, make sure you have in your agreement that if they get a group it can be 300 but if its an individual maybe 125, this prevents them from getting single students and costing you a fortune.)3. definitely have them get renters insurance and make sure your PM has that on the lease agreements.4. in PA you can charge 1 1/2 months security deposit, i know my PM charges 1 month5. do not know of any in Erie, sorry6. rent should be based on the area and your PM will know better on that. my Student rentals, i include heat( sometimes you can set a limit and then have them pay the overage), sewer/ water, garbage, lawn maintenance/ snow removal and internet. they pay for Electric ( stove, dryer and hot water heater are electric.) i include the internet because it helps rent them and i can control the thermostat on all of them and front door lock on one of them.you are just finishing up your reno now, but if you invest in another student rental, use 5/8" drywall on the walls, harder for them to damage, plus gives you better fire protection.

Income: (current, not proforma)2021 income- $98,040 (rents are under market)Expenses:2021 taxes- $14,651Insurance- $936 per year2020 maintenance- $5,287Annual HOA dues (garbage, landscaping, snow removal included)- $9600 Property has been managed by current owner.