@Idan Narotzki Careful screening, strong lease (and strong enforcement of it), diligent move-in/move out checklist (so they know you’re paying attention), large security deposit (I ask for double 1 month rent amount which in my area means $3-5k), avoid Class C-/D, find a good collections agency that will work on contingency basis, make your units as tenant-proof as possible with inexpensive yet durable materials, hold plenty in reserve funds, set proper expectations, communicate well but firmly and treat tenants fairly and professionally, and be willing to clean up a mess and fix things occasionally rather than pay a company thousands to do it for you.

I've had condo associations have rules on window coverings (must have a white or off white liner on curtains or blinds must be white or off white), appliances (ie no washer or dryer in the unit) and flooring (sound proofing). 

Also just generally speaking; building a spec house is a very tricky niche, even riskier now because of where we are in the market cycle (if the market turns during the development stage of the project you could get stuck not being able to sell).

An appreciation strategy requires either (1) holding long-term and riding the market cycles or (2) exiting when the market is hot. 

However, your only proof seems to be "I was told it was empty".  

The main pro of finishing College would be the coveted degree I could attain that would hopefully provide a safety net incase disaster struck, however, college is expensive and many will get a degree only to realize it isn’t doing them much good.

The rent is $1,500 a month plus utilities so we need proof your income is 3x that amount, $4,500 or higher.

Also as I have a lot of experience funding the buy and fix part of the BRRR I  would not loan to anyone who did not have a bullet proof approval to refi just subject to ARV.. 

If you want to buy n hold, easiest way is to have good credit, some cash that you can put down, and some proof of income so you can get cheap long term financing.

I do have a proof that we have met (again I don't have the paper that we signed together during the exit meeting) in email and many emails asking for security deposit status, can Landlord argue that the lease has not been terminated?