I've never owned a frat house but I think it would be a great idea to write something into the rent agreement that shifts the cost of repairs onto the tenants.

I was always afraid to ask for money just as everyone else is, so I love the mindset shift that we're simply presenting them with an opportunity, rather than asking for a favor.  

I still haven't got on board with any of them yet (I only have 10 units), but I'm always on the lookout for features that can streamline being self-managed.

If you desire a more 'streamlined' look and want everything to match well, then you could choose to furnish these bedrooms- but market accordingly as 'furnished' - you would pay more for a furnished apartment than an unfurnished apartment, so this shouldn't be any different in terms of ($). 

We ended up shifting our focus to SFHs we could eventually rent out and found a 3/2 we are in love with, which closed in November 2020.

I used to love people like this since they were likely to pay but unlikely to buy a house, now I have shifted which is unfortunate. 

I work on a W2, about a month ago I switch shifts and found my self with spare time  so I decide it to use it on something new and started reading about real estate investments. as I'm reading found it more excited.

The statute is there to prevent debtors from hiding/shifting/selling assets just before a BK.  

You could even go further and setup multiple MLO on multiple SFH, then refi using a portfolio loan using a NOI evaluation, thus shifting the value away from the building and over to the portfolio performance.

We are not expecting any shifts.