She states "there is a clause that can be in effect that helps with the potential nightmare this could be, however I have never reviewed one".I've read otherwise; where the tenant can be reported to their social worker which then makes them responsible for handling these repairs themselves.Can anyone point me in the right direction to get the correct verbage to make this the tenant's responsibility?  

I have very little money to get started and want to figure out the most cost effective way to get things rolling.

We had some hail damage on the rental from that storm that came through a few weeks ago, need to see how that pans out.

You won't take the effective actions necessary to get it unless you know exactly why you want it.

Sounds like you've already taken some very effective steps in seeing the process firsthand.

Finding new tenants every year, dealing with room mate issues, damages, having to include all utilities and even TV and internet (many student landlords do this) all raise costs.

A bank approving a short sale has absolutely no effect upon an HOA foreclosing on a property.  

I think people would say you should be thrown in jail because it was such easy money you were effectively stealing, ha.

Needed a new roof and had severe water damage inside and out (at least $40k in repairs total).

You have to refund it if there's no damage.