Being as frugal as possible, since there are no standard lease agreements, we are googling lease agreements and printing off generic ones online.

Or are you looking to increase your cash flow to supplement/offset some of your income?

No...Umbrella Insurance is a supplemental policy to your property insurance that kicks in if the costs exceed that of the property insurance. 

I'm currently renting in Orange County, so my goals are to 1) look for a permanent residence to purchase and 2) start with 1-2 rental investments as additional assets to supplement my income.

When you finish designing, you can use generic cabinets from Home Depot as long as they are the same dimension.

I would have a generic email set up with the link, instructions, and your rental criteria to "pre-screen" the applicant.

Problem we ran into is: If she supplements her families living expenses, the state will withdraw any benefits they are currently receiving. 

I was speaking generically about a B class single family, but what I do on an ongoing basis is look at rental listings to see what the typical is for a B class and a C class unit are in my area then when I am making decisions I want to meet ALL of the typical expectations for that class of rental AND I want to find a few ways to exceed it.

Just to clarify, there will not be entitlement nor LADWP, this is a tenant improvement interior project where the permit is approved (We just need supplemental for non-bearing wall layout change) and we're decreasing occupancy.

For SD in 2022, it's $106,900/yr- 620 credit- Mandatory HomeReady Education Counseling- 3% down- Boarder Income Qualification can only supplement up to 30% of all qualifying income- Documented evidence of prior shared residency for the most recent 12 months- Of the Documented Evidence, the “boarder” has been paying part of the rent for at least 9 out of the most recent 12 months.