If you can't guarantee use of the property then you can't charge them.

I usually offer a conservative number to reduce my risk, but they get the benefit of guaranteed money.

Appreciation is great, but not always guaranteed.

I guarantee you will be able to find two houses in NC for the price of one in NJ.  

You can never guarantee that you will avoid going to court.

Then the LLC (with personal guarantees from partners) bought the rentals with bank financing.

You'll be getting top dollar rent since you will be paying per student rather than for the whole unit, you won't have to worry about missed payments since the lease is guaranteed by the parents, and you won't have to worry about vacancy because when they move out, they get their friends to move in.

Is there opportunity here that I'm not seeing that others can help me to see, or can someone throw a bucket of cold water on me and tell me that I could buy these 4 units for $500,000 and lose all my equity when the land lease expires in 2052, OR I could be sensible and put my time and money into something that has a 1% return AND that will have "guaranteed equity" when everything is all said and done?

Guaranteed interest of 4%, non-guaranteed dividends hovering around 5-6%, Living benefits (because what if you don’t die, but your terminally, critically, or chronically ill?)

Does anyone have experience in enforcing a personal guarantee on a commercial lease default?