Really good wholesalers can offer buyers opportunities on terms as cash offers do not always solve the sellers problem.These are some things that make up a good wholesaler.

Quote from @Simone Montague-Jackson: You can house hack with up to four units.

Grew up in or lived for a time in the area they invest in.

Curious if either of you ended up pursuing student rentals in Windsor? 

Many have pulled out of insuring multifamily properties or only cover up to 4-unit buildings.While Allstate doesn’t have a unit cap, they do cap total coverage at $750K on a landlord policy—which is why I’m exploring options for supplemental coverage.The carrier raised my rate by ~86% on all three properties under this policy.

If you have broken up those stays, every 2 weeks, then you should be able to call the police and have them removed.

I've done one LLC in Illinois and it was easy: $75 to the state, one web form, draft up some routine procedural docs etc. 

However I think in general you would get lower rates going to credit unions than bigger banks though maybe you might get more if they think they can make the money up elsewhere.

If you're not familiar with cash-on-cash I would recommend looking it up, I wish I knew about it when I was younger. 

If you do place the property in her name, then inherit it later, it does allow for you to receive a step up in basis at that point, allowing you to sell the house shortly after her death without paying capital gains tax.5.