Civil Code 2295]

When I get my monthly statements from my PMs, I just split code each deposit between rental income/repairs/management fees, etc and then can generate reports by class (property). 

I called code compliance and the gentleman I talked to was of zero help.

The school that is in my market does a "Honor Code" and I would definitely consider contacting them if I had the situation that you're mentioning.

Do not use an internet lease because it may not be specific to your area and local codes and ordinances.Since you're new to being a landlord, I would put any inherited tenant on a month to month agreement rather than a lease because if it doesn't work out, you both can exit the relationship quickly.Please let us know how it goes for you.

Then each person is charged by the room, usually by the month,, on month to month lease with shared upkeep of common areas with a set chore chart.Entire house can be shared equally by family or several roommates, all on same lease.I would set your occupancy limit, income, credit, criminal, ect criteria and put this in your ad. so people know it's a >>> 4 br house,, with occupancy of >>> of 6 people max.. you set the limit, it just can't exceed code, but you can set lower than code to keep the house from having to much utility usage and less wear and tear.And parking is always a issue with more people.. guests, are issue. 

Andrew Johnson “I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.”

I want to know your point of view in buying rentals in the same area or diversified in different zip codes.

Thus, I began to just put my money in a 401k.There was no BP to go to for assistance, and what I learned about being a landlord up to that point had nothing to do with dealing with contractors, city codes, burglars, yard maintenance on a vacant property, dealing with neighbors during a flip, unexpected problems with the property that you do not budget for, etc.I tell my cautionary tale not to prohibit your RE goals, which I believe you will reach. 

Decide how much money you have access to, & the zip codes, city or state you want to focus on.