very important, i have student rentals next to a college, the college expanded and added dorms, all was good for 2 years after, then enrollment went down. the college changed it's policy and instead of just Freshman being required to stay at dorms they made it so that Freshman and Sophomores had to stay in dorms, took a big hit on the town rental. you need to figure that Sophomore year is a big year for student rentals, kids start to drop out after that year, so those would be your biggest rental.

I realize that as the leases roll over I can change the terms so that the tenant pays for the water, but am wondering how high the risk factor is in the meantime.

Try to find your niche early, although your investing habits will change and mature, defining your market early on will help you understand the processes in your market of choice.

this list will change as organizers post their eventsMeetup.com is the best place to find local events. 

What sells fast etc.Good luck.

Get several and 10X your marketing reach without killing your budget.At the moment Asirvia has their beacon priced 50% off, I'm not sure when that will change but those who join now will be grandfathered in at the current prices.Speaking of which... they start at only $25 a month...

In the case of bank foreclosures, offer what is owed, and not a penny more, if you want a fast close.

I think unfortunately that sometimes PM companies change and just have trouble maintaining good processes and good people.

I have a chunk of change to invest but I want to invest in as many deals as possible. 

If you don't know their rules you will be at a disadvantage…just like you were as a kid playing a game on the field, then along comes another kid and changes the rules.To banks or investor group, credibility, is first and foremost.