Usually the first offense results in a cease and desist but the state COULD bring felony charges. 475.42 Violations and penalties.— (1) VIOLATIONS.— (a) A person may not operate as a broker or sales associate without being the holder of a valid and current active license therefor.

The girlfriend has enough income herself to qualify by herself and has no criminal history.

It is liveable, and we have a friend who will be living in it to basically babysit it, so local criminals don't target it.

Read up on that criminal P.O.S. .

Criminal fines and judgments aren't dismissed by bankruptcy.Is it worth it to take shortcuts for a few dollars?

Smaller increases with each new lease signing, on perhaps an annual basis that you would be forthcoming with prior to them moving in would seem to be less offensive to potential tenants.   

I primarily want to verify identity and criminal history.Since I can't run an application on the company, I usually charge a higher deposit of double or triple the rent or I will ask them to pay first, last, and deposit.I also try to negotiate a cleaning fee and use my professional cleaner after vacating. 

First, I would require a full credit/criminal on everyone in the party, no exceptions. 

Hope this helps.Partner 150% OwnershipSelect ProjectAgree to Price of Offer and Other Conditions Submit Offer to BrokerAgree to Rehab Plan and Schedule Prepare Funding Opportunity Document Solicit Investors for FundingCoordinate Funding for the ProjectCoordinate Documents with Attorney for Funding Coordinate with Attorney Closing Dates and Fees Coordinate with Real Estate Broker on DetailsSecure Property Insurance and have Utilities Activated Secure Bank Account to Pay BillsPayments over $500 Require Approval of Both Owners Prepare On-Line Advertising for Property Available for Rent Upon Selection of Tenant Run Criminal and Credit Check Agree to Rent Amount and Security DepositProvide Updates to our Private Investors as to Progress of Project and Coordinate with the Bank on the RefinanceRequest Appraisal as soon as PracticalProvide Personal/Business Credit to Secure Refinance Close on Refinance Within Scheduled TimeExit StrategyPartner 2 50% OwnershipSelect ProjectsAgree to Price of Offer and Other Conditions Develop Plan for RehabDevelop Construction Schedule Develop Budget for Rehab Coordinate with Outside Contractors Initiate and Complete RehabLabor will be at cost as part of Participation to Operating Agreement Agree to Terms on Funding Conditions i.e., Interest Rate etcCoordinate Permits if Applicable with Government EntitySchedule Inspections and Remedy ComplianceSecure Certificate of Occupancy or Final Inspection Approval Both Members will Agree to Pay BillsPayments over $500 Require Approval of Both Owners Coordinate Showing Property to Prospective Tenants Select Prospective Tenants and Recommend to Member Agree to Rent Amount and Security DepositClean Up Property for TenantProvide Property Management and Maintenance Provide Personal/Business Credit to Secure Financing Exit Strategy

Federally the first violation is $16k, $37,500 for a 2nd offense and $65k for a 3rd offense.Be warned, just because someone has a law degree, doesnt mean they know the law.