If you aren't working with a commercial agent you could use forms like the ones from Professional Publishing that are somewhat similar to the Realtor's forms. 

If they aren’t willing to don’t do business with them.

If you are looking to grow and get into REI in a big way, aren't afraid of a bit of risk, want to be actively involved and don't mind getting your hands dirty, I would encourage you to buy multi-families in C/D areas. 

Your properties aren’t going to appreciate a bunch, and I’d look to other markets if that’s your end goal, however there’s a steady rental market in the area that is strong. 

They aren't in business to pay for repairs, but to collect your money. 

That doesn’t scare me and my contractors aren’t worried about it either.

Series LLCs aren’t available in all states so check with your advisors.You didn’t say how much equity you have in each property/LLC but you could possibly reduce the amount of LLCs and with the money saved significantly increase your liability insurance.

Most retailers, local and national, aren't confident signing a lease before the project is underway and while the economy may be at a high point.

So . . . vacancy in college units CAN be higher (due to the cyclic nature of the school-year, the fact that they aren't attending all year, and some other factors), but this isn't always the case.

But, the most important part is, what good is a 2% rule if you aren't actually collecting the rents!