My eviction attorney routinely gets a money judgment along with the judgment for possession, he does it all at the same time. 

They don't have to be fancy. 

If i'm paying you a tenant placement fee and I routinely get a poor tenant, why should I have to pay a termination fee to keep poor service.  

Defiantly do the routine screening of the students in addition to the full screening of co-signer including the full credit /background check.Based on the description of the tenant issues you had and the fact that they were students I would suggest that you did not fulfill your responsibilities as a landlord.

There was fancy language used, but that is more or less what his book amounted to.I'm not super happy to see this fellow cited on BP as an authority.I am not an expert in housing policy, by any means, but I'm going to suggest that we can do better.

It was old and not fancy, but clean and well-maintained and within walking distance of campus.  

Make sure the tenants know you will be checking on the property routinely. 

It doesn't have to be fancy and you don't need a lawyer to write it.  

And I'm old enough to realize that even though I don't have anything very fancy, when you look at replacing your furniture and clothing and pots and pans and bedding, let alone your electronics, it sure adds up in a hurry.I have never needed my homeowners or renter's insurance policies, but I would never be without them.  

They don't have to be fancy, they just need to contain clear terms.