Apples and Oranges.

The students would leave everything they own, including TV's, computers, clothes etc. and just go.

Bar, large screen tv, party room. 

He took his TV and sofa.

But it shouldn't cover your tenants TV set, clothing, furniture.

Since this is short term flip they will be prorated at closing and I only did a 6 month policy for insurance.Hoa is 958 a quarter which includes the following: Accounting, Conference Center, Exercise Room, Gated Community, Ground Keeping, Internet-WiFi, Management, Mini Golf, Pest Control, Playground, Pool, Tennis, TV CableComplex includes: 11 pools(5 heated), shuffleboards, beach house/café, mini golf, exercise room, tennis courts, playground, WIFI, cable, pest control, termite bond, trash, ground keeping, property patrol, gated community etccost to own:Power $125/month Water $80/monthGas $40/monthshort term rental Insurance $4000/year Current taxes $1776Over head is $2615 a month.

So, instead do what all the real companies, the credible companies the succesful companies do like Nike, Coca-cola, apple, etc. etc do.

As much as I love a good spreadsheet, a formula cant decide that for you since a formula doesn't compare apples to apples.

It's the law of large numbers and there are going to be a few bad apples.  

If you haven't already, watch THE BANKER which you can view now for free on Apple TV+ if you sign up for a trial.