Learning from agents commonly working with investors is your next opportunity to find a mentor.To be honest, I wouldn't try to find a mentor from random investors on the internet.

Here in Cali we don’t even have a date on when we can hope to start an eviction process.

• Should utilities, internet, or services like snow removal/lawn care be included, or not?

Yes Ive done a free months rent is lease signed by X date before

What we really need is a single internet "bad tenant" list to warn each other.

Because intrastate (single state) offerings must still comply with that state’s securities laws, and because with the internet its difficult for offerings of any size to be limited to investors residing in a single state, the exemption for private placements is the exemption from registration most often used. 

Another option might be roth conversions and then accessing that money in 5 years from the date of conversion. 

I've been in 20+ passive opportunities to date. 5-6 exits. 0 money lost.

This might give a one-time (non-scalable) boost to cash flow, offer multiple value-add options, and allow the house-hacker peace of mind, via the assumed mortgage, in long-term breakeven or positive cash flow in the event that the value-add plans end up not being executed, and/or the person has to move out, and rent by the room or STR become unavailable for some reason at a future date.

Also, she couldnt be home for the cable man to set her cable and internet and she asked me to be there for her.As I mentioned before, she is a great tenant.