It also makes me one step removed from the offer, as a lot of sellers are suspicious of offers from brokers representing themselves.

Are there problems with removing a property from a trust when that time comes? 

Mold requires moisture and food (dust is enough).

Can they make a payment then remove all the appliances, the HVAC, etc etc.

So all that happens before and during construction would be done under our name, not yours, which would remove you from the potential liabilities.

You also have lawn and snow removal in multi's, where SFR tenant is responsible.Finally, SFRs typically garner more rent than multi's, for same bed/bath/general size.  

Not saying your kid is or is not on the spectrum, but just food for thought in how you approach it.If they are on the spectrum, I would highly recommend making a concerted effort to go to open houses so he's constantly looking forward to something on the RE agenda.

Fences, basic landscaping, tree removal can put some nice padding into your margins as well. 

Remove a smoke detector and an interior doorknob prior to inspection, for example. 

You should have removed her at the end of her first year.