We want to get engaged and get married In 2 years then buy a house.

Some landlords prefer to engage more with their tenants, some even on a first name basis.

@Danny Quintana, a title company may be able to help, or you should engage an attorney to draft the documents for you. 

There are many statutory deadlines for notices and actions that need to filed, so I highly highly recommend engaging with an attorney, such as @Emmett R.

People need people to be happy and engaged.

If it's truly valued at $400k, you could pull out up to $300k with no tax implications whatsoever (you'd be taking on debt, not incurring a capital gain).With regards to depreciation, engage a great CPA who understand and specializes in real estate investing, and ask them if it's possible to use a cost segregation study to take accelerated depreciation.

A good tenant is someone who:Has stable employment in a market segment that is very likely to be stable or improve over timeHas a credit history with which you can evaluate the likelihood that they will performPays all the rent on scheduleTakes care of the propertyDoes not cause problems with neighborsDoes not engage in illegal activities while on the propertyStays for many yearsThe right tenant pool is so important that I would interview multiple local property managers to validate the tenant pool selection.

Also; he is planning on getting engaged to said girlfriend over the next year.

Echoing Greg again, you will certainly want to engage an attorney to make sure that you aren't crossing any lines with the residential component of the lease.

We engaged with a PM company 3 months ago to rent out our SFH, but have found them exceptionally unresponsive to communication and lacking any updates on what they are doing to market the property.. very frustrated with delayed and super vague answers on even if we are getting any showings...