I've painted and it just smells like paint mixed in WITH the pre-existing smell.

Haha just kidding.This big body of water called "Lake Michigan" that does not have any sharks swimming around in it ;-)

The smell is apparent, at least to non-smokers like us.

All adults who live at the property MUST be on the lease.Definitely increase the deposit if you can.That being said, smells a little fishy.

If I smell an opportunity in a market shift, I want to be able to pivot without hesitation.

You would know your market the best and I think with a little more research in sales/lease comps, asking student body, reaching out to student housing to ask about there typical requirements/standards/comps, all of that would answer more of your questions. 

Example - Drawers that won't stay on track.Get rid of any "smells" in the property.  

The dirty tenants moved and I can't get rid of the smell.

@Federico Gutierrez The examples you mention of clients setting forth a standard, you finding something that meets that, and then they move the proverbial goalposts -- that, to me, smells a bit life fear of finishing the deal, a lack of trust in their own decision making.

Smells like mint, though... dead giveaway.Your lease should be a living document, and you should create a master lease document that you add all these helpful clauses into, so as you learn more fun things, you can add as you go and the master lease gets printed for all renewals or initial leases.