My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

We love to take care of the students that live in our apartments the best we can with amenities!

But the issue you will have to live with is the fact that you will have to disclose this.

and seating so buyers can imagine how they might live in the space.

My wife and I don't go out to each much and we live relatively modestly. 

I live in Austin, TX, and own few rental properties.

Everyone has their own room and a bathroom and they share common space such as living room, dining room and a kitchen and they are one the same lease.

It does appear that we need more information about actual ability to pay the rent but in reading between the lines it appears that there will be two more adults living in the property, so we have more information to gather.

I live in Utah, where the real estate market has exploded to say the least through COVID, so investing in my backyard isn't something I'm interested in right now.I'm looking for a market with houses available to be renovated under $50k!

By no means cheap but solid rent + demand, fun place to live, decent inventory (relatively speaking), and is still commutable to the city.