We have two of everything as a backup like you, extra washers, dryers (gas and electric), stoves (gas and electric), refrigerators, dishwashers, sofa beds, modems, televisions and repair parts for all the previous items.We don't charge a cleaning fee because most of our tenants leave them fairly clean. 

I think this would be dictated by your market, lots of family's and good schools, i would do all the 3/2's possible to reduce turnover.

From one Illinoisan to another, let me know if we can give you any guidance and welcome to our fair city!

Perhaps RESPA or some other Fair Housing Laws such as EHO (Equal Housing Opportunity) might make more sense.

A lot of realtors are laissez-faire about the clauses - "Oh, don't worry that it's only 7 days on the inspection, you'll have the guy out there tomorrow" and then things happen out of your control - "Inspector was stuck in Boston because of the Nor'easter, won't be back in town for another week - sorry!".

All things being equal I think 6-10% for a quality property in a good sustainable area is a very fair return.

Opportunity Zones can be used to minimize tax payments or even reduce to zero.Opportunity Zones were created under the TCJA to; Allow U.S. investors to defer all 2018 capital gains for eight years if the profits are reinvested and held in an Opportunity ZoneLower the amount of capital gains taxes resulting from the sale of a capital asset by 10% or 15% if the proceeds therefrom are held for five or seven years, respectively, in an Opportunity Zone project.Provide for a full exemption from capital gains taxes on all future capital gains on the invested funds if an investment is held for ten years following investment.

If I were to only allow 2 occupants per bedroom, that isn't violating any Fair Housing Laws, is it?  

If not, the 1099s is income, and commission your selling expense that reduces your gain on sale, if any. 

I'm not trying to be "nice" or "weak", I'm trying to be fair and reasonable.