The quality of the income stream is determined by the risk associated with that income stream and thus the yield is a true reflection of the market's appetite to risk.

My main concern is excessive damages from college students.

Consider cash reserves and excess equity as an insurance policy rather than investment vs.

For example, a investors with excess means and simply looking for a hobby interest may seek target properties much differently than a upstart, young executive millennial seeking their first passive income investment properties. 

We are vertically integrated and do interior construction completely in-house.Yes, I agree, there are probably not a lot of expenses to cut usually, unless there is excessive staff in place, maintenance not being done right the first time, but what about utility costs, or changing who is paying the utilities, depending on what the market can support. 

What you do depends on your long term goals and appetite for risk.

go to the grocery store and rent one of the carpet cleaners and use it to suck up the excess water. u need to get those deodorized asap.good luck!

In Texas, 3 things you should know about excess funds:1.

Then it doesn't really matter what they use in their room, you can recover excessive use and maybe even make some money (depends on your state law).

The banks only really have the one option they provide so if the risk doesn't fit their appetite then they will either decline to write or price themselves out of the market.