If you plan on running a student rental, put in the heaviest duty bathroom items you can muster.  

I really appreciate the action items you suggested.

i have a 10% off for lows and home depot already for my military discount and i get an additional 5% off at home depot for having a contractor account with them.i also already have connections with just about everyone in the business as far as contractors go, i even have some really awesome contractors have that agree to hourly rates along with others that are by the job.I am mainly asking to see what tricks people use besides the normal ones to ensure I'm not missing out on anything and to make sure i am not stuck in a one lane mind set. its always good to ask others what they do and ensure times are not changing around me.i honestly order a lot of my items online and have them shipped to the house and store them in the garage to have my contractors install them when they get there. i do spend a lot of time at the house waiting for delivery but i use that time to ensure all the work is being done to standard.one thing i have been thinking about lately is hiring some guys from a "ready work" company to do all of my clean ups. but i have yet to do this one and am not sure i fully trust random guys who will accept 10$ a hour to do what ever jobs they can pick up that day...i also have access to realtor direct flooring companies, and a discount painting company due to my va hook up. ill tell you what i have the hardest time finding deals on is cabinets and countertops

IMO its important to have a good down payment, and adequate reserve, to deal with vacancies and larger maintenance items that can occur.

CONTINGENCIES MAY EXIST: I understand the sale may be contingent upon Buyer's inspection and approval of certain items described in The Agreement.

And no lease in place is a sketchy item as well.  

_____________________PIN The sale shall also include all personal property and fixtures, unless specifically excluded; all other items will be included, whether or not affixed tothe property or structures.

Obviously a bad idea, but statistically some people will get away with it, then come on the forums and say exactly what you mention, perpetuating the cycle.However as you start acquiring more properties, which I'm assuming is most people's goal on here - to have a substantial amount of passive income - the more individual properties you have, the more chance of at least one big ticket item each year.

Others have outlines items you need to include in your expenses.  

We dont like to accept any kind of paper money unless there is some odd circumstances or at move-in.I perform tenant screening and follow up on application verification items, as well as all the bookkeeping and processes.He gets first shot at any maintenance work that he can perform himself and bills hourly, uses my company Home Depot card for supplies.