I personally couldnt return to lock the garage.

I have personally invested in these types of properties in Alamance county.If you're open to STRs there's properties up and down the coast as well as lots of mountain vacation properties out West in places like Asheville, Boone, Hendersonville, Cherokee.

I had belatedly realized that FHA goes off personal credit and therefore I couldn't use the LLC for it.

I personally used business credit cards to BRRRR a deal—no money came out of my pocket.

One person works for a well known home builder. 

This is my personal opinion, which probably won't be popular.If you are worried about the cost of hiring an attorney to create a proper operating agreement for your LLC, you probably don't need an LLC, and if you choose to use an online site to create an LLC, you probably get the protection you paid for.

And the fact that you have a contractor you know personally is name of the game! 

I've personally sold a number of properties to VA buyers.

Who gets blamed for and/or has to handle the following unique to nonfamily roommates:1) Missing personal possessions?

For example, they won't need to cover your personal belongings (furniture, clothing, etc.) because you won't be living there.A landlord policy should cost about the same as a homeowner's policy; it just changes what is covered.