Hello everyone, I am in the middle of a deal right now I was hoping I could get some insight on the best way to structure it.

What will you do if they disappear in the middle of the night without paying last month's rent and leaving the place filthy?

Middle school stuff.

I moved to a small town in the middle of no where.

DC is a tough market for first time low income homebuyers and increasingly so for those in the middle class.

Ya don't get me going on lease option rip offs and sub too rip offs.. one of the great things ever invented and I my dad found them in middle or late 70s was the AITDall inclusive trust deed in CA that is a great document and to the extent you can keep a transaction above board IE no ripping payments or rents from the seller this one does it.Brian Burke has some great war stories on foreclosures as well.I have been pretty lucky in my day.. other than houses that when I bought them were fine but by the time I got in them they were stripped to the studs  LOL.. but I have had others were the people moved out and it was broom clean.. never know.

You don't want to be in the middle of "well it is Tenant A's bedroom with the ruined carpet" or "I gave Tenant B ALL my rent - so I'm not deficient".

They normally arrive in the middle of the night, so I meet up with them the next day at the house. 

My wife and I both come from lower middle class families where we always had food on the table and clothes on our back but for the things we wanted in life we worked.

It will prevent any tension between tenants/roommates because you can displace the authority of ownership to someone they don't know and they'll just view you as the middle man.Brandon talks about this strategy in some of his blogs to prevent unnecessary confrontation.