In the meantime I would recommend to guests a nearby laundry mat if they're staying for long periods of time.

The estimate for a full rehab to get it rent ready with a one year guarantee of no maintenance that I have to cover. 

Still can't be touched, being a college kid and getting a 3.75+ is the easiest thing you will ever do in your entire adult life, period.

Only option I know thus far is a business/commercial loan with all 3 of us personally guaranteeing the loan.

I'd reach out - you never know the situation but I guarantee you can't get the deal without asking. 

So that it would be pretty much guaranteed to close.

Usually 30 or 60 days before the end of the lease period. give them notice that a new written lease will be required.

Interest rate will be higher but at that low of an amount, $28,000, it shouldn't raise your costs too much, just make sure you know what the seasoning length of the loan is (if there is a seasoning period at all).

It is very easy to look to your property management company for blame and if this is the way that you feel I do apologize and assure you that we do everything in our power to place good quality tenants that will stay and pay - but there is no way to guarantee that … nobody can.

We are in our due diligence period now and one of the biggest issues we found during the home inspection was more roof damage than we originally thought.