And for you to know what issues you are willing to take on.

I would list any major issues in the Summary and tell the buyer to read the entire report for minor issues, like GFIs, sticky windows, etc.

The only issue now is what Raymond mentions above...most lenders require reserves of 3-6mo for approval on their investment loans.

Parents as co-sign which mitigates that issue 99/100 I believe. - Available for FHA - 23 years old, live with my parents and I love it, as do they, so no rush to move out.- Hard/smart worker.

Because the cosigner is not responsible for mowing the lawn or reporting maintenance issues, they have no rights to the rental, and I don't want to communicate with them about anything but the money. 

My issue with many guru's, even the "better ones" is most seem to never put their money where their mouth is.  

First, I requested an amicable parting of ways which the PM agreed to (multiple differences of opinion, cleaning issues, etc.).

This can give you insight into what to expect and whether any issues might arise.Lease Terms: Review the current lease terms carefully.

If it's an issue of paperwork, fix it and you'll be paid.

Foundation issues can cause all kinds of problems