I understand both strategies are effectively doing the same thing but not sure if either way was a better option when it comes to student housing.

Assume for a moment you have a local team able to handle 100+ homes a year and have a few hundred homes under your belt.I have 20 days to find a cost effective solution......I'm thinking I should partner as these assets are spread amongst 26 states with about half in the SE of the country (where I have ample experience and resources).

This agreement shall become effective as of the date of the last signature.7.

So over time your "expense" curve will get alot smoother and stay around that 50% number overall.With one house you might be at 40%, 40%, 40%, 125%, 40% each year...WIth 20 houses, you'd be more likely around 49%, 51%, 48%, 52%....One last point - that bad year above at 125%, you're effectively out 16 months of gross rents.

Does the pre approval process effect your credit?

It will be secured against this house worth $80k" That pitch is especially effective if you get around other investors.

I decided to not file a claim and just take care of it myself as it was more coet effective and I would not have a claim filed...

In Virginia there is jargon to the effect that you are responsible (if you are a landlord) to provide livable conditions and it may cause further problems for you if they say you haven't been providing that even when they haven't been paying you.

So effectively it cashflows 800, but some of that is just money he's saved. 

I'll only add that when he shows you his insurance documents, call the insurance company and verify that his policy is in effect before you hire him.