And remember, sometimes a new set of eyes can make all the difference.

2 What do I need to put into place to protect me from lawsuits if someone slips and falls in my house while they are renting it?

It sounds like you're off to a great start.For your next steps, consider starting an LLC down the road for liability protection, but it's not a must right away.

I'd sell my children if they cost me that much annually (wait they already do :)Protect the equity with a 1031 exchange. 

I do a better job of protecting her property, income, time, and sanity.

For example, there's an Employment Verification Form, Forwarding Address Form for Deposit Refund, and so forth, that you can request your tenant to fill out.I want to make sure I'm not missing anything (as well as protecting myself) but also don't want to over-burden the tenant. 

It would depend on your financial situation but most of the time you should have it paid through the LLC as you should be able to get more tax benefits and legal protection. 

Keep a Skeptical eye out.

If you decide on investing out of your area to take advantage of the higher rates of returns and you find the right team to protect your interests.

I've read hundreds of these and usually call the agent for an explanation to ensure we're protected.