Also most universities have some kind of housing office that can point students to common rentals as well as on campus recomendations.

If you have a person going over to do work, meet them at the house and be clear to the tenants that you are going in and they are not to ask the repair person to do anything.They lost the key, tell them to go through the proper channels (ie post office) and pay for a new one.

The ability to house hack with a separate living space How did you find this deal and how did you negotiate it?

It happens fairly regularly at our lake house.

I have been planning on using the B.R.R.R.R method but was wondering if maybe I should leave that alone and find a different way to get my next property. 

As far as I understand I give them a 7 day notice and they get 30 days to leave after the 7 days.

Luckily I only have one rental property in Colorado, but it's my second home where I rent out a room rather than the whole house, so it's really important to me to be able to give reasonable notice to a tenant that isn't working out, since I have to share the house with them when I am there.How are others responding to this? 

I've considered taking a HELOC to do repairs but after reading Rich Dad, Poor Dad, I've second guessed that idea but leaving as is would negatively impact selling the home.

Generally a higher cap rate indicates a lower credit tenant which indicates a higher risk to the property owner. a 10 cap is a great deal until the tenant goes out of business and leaves you with a Negative 10 cap as you are on the hook for all of the expenses associated with ownership.You should consider creditworthiness of the tenant first and foremost. 

The ammendment proposes to also allow 2 ADUs at one property (basement + coach house).