I would not trust her and as suggested seek assistance through your state landlord tenant regulations if they apply to home owners renting out rooms.

What I tell people is that if they do apply, and pay the $40 background/credit score AND are selected for tenancy, I refund it back to their first months rent. 

Rather, why not apply for a Line of credit to get some access to cash ? 

You mentioned it's not necessary to apply the 50% rule since it varies so greatly from market to market.

Under this setup, if I decided to sell the residence after 2 years, does the Capital Gain Exclusion (Section 121) still apply?  

Because I understand the fundamentals, and once you learn them, you can apply them in any market in the country at any point in the real estate cycle and make money in as little as six weeks.Focus on learning the fundamentals and a duplicatable system - not which market you should be in (because the best if you are starting is your own).

Would this be considered a sale with capital gains implications ?

I exchange/collateralize my income property at current market value for cash to another company called ABC
Terms..
ABC owns title of the property.
Und...

I understand that after I pass a required exam I'll be able to apply at a brokerage but where does it go from there?

If you have a sex offender apply you screen and assuming they qualify in all other aspects then why would you not accept them.For those wishing to throw their emotions and personal moral outrage and righteous indignation onto the table try to keep in mind this is nothing more than a business decision.

Will you be applying for an EIN?