I'm a Realtor with a couple properties listed in Boise, ID and a neighboring town for my investor/client that are currently rented as co-living or rent-by-the-room and getting killer income. (7.3% - 9.5% Cap rate) So far, every inquiry has been baffled by the concept of co-living or rent-by-the-room and immediately ask if they're being run as a halfway-house (which they are not).

If you don't sign, it's likely the agent will bring you less or no deals.

For the lease, can you list the girlfriend as an occupant rather than a co-tenant since she won’t be a financially responsible party?

I've been in a co-living mastermind for a year, but I'm curious how you set your business up.

I used a Colorado state-approved contract.

Her mother is willing to (co-sign) and has excellent credit and debt to income ratio that will more than allow but I’m not sure the best way to structure this for the house to still be in our name?  

A co-signer sounds good, BUT is it?!?

We've had some success recovering money owed, and we've seen it on credit reports.Recently a former tenant attempted to co-sign for another prospective tenant.

While the co-signers add some security, the family’s newness to the U.S. and uncertain job situation make them a higher risk overall. 

The only instance where I screen someone's income separately is a cosigner.