There are hundreds of ways to structure a loan, and we need a few more inputs to be able to guide you in the right direction. 

. - if you're renting by the room vs renting the whole unit to a group of friends, have the following written into the leases: designated cabinets, designated fridge space, designated laundry days, overnight guest rule (and what's considered 'overnight'), + large gatherings rule.- remember that you'll be paying all utilities if you rent by the room, so factor that into what you charge for rent, and consider using remotely-controlled nest thermostats so they can't jack the heat up beyond what any normal person would pay for (if you're in a cold area). the same could be said for a home with central air in a warmer climate.- consider baking into the rest biweekly housekeeping, so that you know that the property is being kept up with (prevents pest issues), and you won't have to deal with any quarrels over who's cleaning the common areas more than who.- always have the parents co-sign the lease.- make a manual for them. what would your own kids be calling you about when they first move out on their own?

Perhaps you yourself have bought and sold hundreds of properties since you must be a defacto infinite bank by now. 

So (in my opinion) they are financially misaligned on long-term performance (and I think this is why there are so many people who have had bad turnkey experiences) And, as someone who has done lots of rehabs directly myself, I have seen hundreds of ways that turnkey operator could take shortcuts (to the detriment of the investor but beneficial to their bottom line) which investor could never detect (or not until years later when it's too late).

Does anyone have any recs for buying kitchen cabinets?

Period.You are contemplating hundreds of thousands in transactions: don't go cheap on good, solid legal advice and guidance.

I would really tell her you are moving in a few weeks but if you want me to I’ll get someone to test for mold but it’s going to cost a few hundred dollars to get it done.

I've seen funds use them if they're purchasing hundred of properties in that case it makes sense but I've seen many successful investors never really use them. 

Since I will be using a VA loan again, I'll need to stay in the new home for one year.My current home will only rent for about $3500 a month so I'll be losing several hundred dollars a month due to the mortgage being higher. 

I had one 3-family property worth about $275k, and the premium dropped several hundreds of dollars a year when I got the deductible to $2,500.