I am a college student trying for a better life with a good head on my shoulders.

There are a few threads here on BP where a landlord was having trouble serving notice on an occupant because when their tenant moved, this person stayed.My concern would not be utilities or wear/tear, but rather the liability I would shoulder for his actions or surrendering legal rights to him by me being ambivalent. 

If it is for a FHA or VA mortgage a little more in depth inspection is done, including at least a head and shoulders visual inspection of the attic.

I would love to hear about the reasons why the banks can't shoulder the load.

Rub shoulders with veteran agents and ask them.

I still believe it falls squarely on the shoulders of the landlord.

Would it not be much better to rub shoulders with those that can buy 1 to 10 million or up properties as opposed to chasing down ghetto dogs and the down trodden in these low end mid west markets  :)  As an example I got referred a nice 1031 buyer a few years ago exiting VEGAS at just the RIGHT TIME I sold them a 5 mil apartment in Portland they paid cash...

I don't really like someone looking over my shoulder. 

The other factor is that she will also be able to be there for you so you don't have to shoulder this burden alone.

If you are merely assigning a deal, the law falls on the shoulders of the seller (but most sellers I've worked with aren't selling 2 or more homes with creative financing within a 12 month period, so Dodd Frank won't effect them either).