As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

Since you won't be able to recognize it as a valid rental if you're charging under market rent and you also expect to be covering any house expenses that are outside of her budget, this seems the best choice. 

This charge covers the cost of generating the screening and background reports."

This would apply to your unit.Your biggest concern with setting the rent should be the near future. 1) Your insurance is guaranteed to go up, probably dramatically.  2) You may get an insurance assessment bill to cover the CA Fair Plan losses.

@Karen Margrave I agree 100% about needing a profile picture to differentiate common names. 

For those of you doing MTR & LTR what tech stack are you using and what areas of your business are each of your tools covering? 

So a loss of about 55k We did a lease to own option so I could immediately take over expenses but keep their primary resident loan and interest rate.We agreed to a deal which would cover all their expenses at closing, their remaining loan balance, and $45,000.

2: bigger picture, I could probably find 100 doors like this in this same market. 

Yours turned out amazing (based on those pictures) at least. 

While I don't personally cover the Scranton area, my team and I work extensively with investors in the Philly suburbs, and I’m always up for a great real estate conversation.