Additionally, has anyone done a hard money loan?

Whatever that number is, ask for it in the form of non-refundable additional earnest money on the property in return for extending the contract.

If you want to take on additional members down the line, that will also affect your decision.

These are professionals with additional training and a stricter code of ethics.

I don't have experience with college rentals, but I would say get first and last month's rent in addition to the deposit up front.

Additionally, send a demand letter to the buyer for the earnest money if they failed to obtain approval within the required period in the contract. 

Additionally, I *think* my offer was suspect because I submitted a LOI instead of a PA, and I probably came across as a newbie on the phone, so they may have wondered if I would actually close.Lessons learned. 

Hard to say without additional information.

If they want to renew, renew the Lease at an additional $50 / Month.

Most borrowers wouldn't even notice that $0.40 of additional down payment.Only time I've had issues with non-round sales prices is when it's not rounded to the dollar.