In other words, only advertise where students are likely to see it such as placing an ad in the college newspaper.

(We do not rent exclusively to anyone.)

The payment plan is not part of the decision as I see it.The 1099 is necessary where you have an ongoing relationship and the service provider is frequently performing work for you - - EXCLUSIVELY -- like a handyman. 

I use leverage exclusively in my investing because it supercharges ROI and it shifts risks. 

A 1031 exchange can only be used for the rental portion of your property, not for the residence portion.Remarrying and converting your rental back to your primary residence might reduce your tax liability somewhat since the capital gains exclusion is capped at $500K for spouses who file jointly and who both meet the two year occupancy requirements (you already meet the ownership requirement).

I pull their credit every time because I run a business that relies almost exclusively on knowing if my customer cares about paying people they owe money to.

The document I am referring to is "Residential Exclusive Right to Sell Marketing Agreement" between myself (the seller) and the Brokerage, to sell my house in IL. 

@Doug Leedy The descriptions of the groups all make them sound so exclusive but the reality is there are a lot of "industry-related" people in them that aren't agents/brokers.

I work with remote investors almost exclusively.  

You have no need to protect yourself against personal liability.What reason do you have for living in a house as your primary residence that you do not own, and therefore giving up the absolute exclusion of taxable gain available with Section 121 after two years?