If you have a loan, you may wish to look into due-on-transfer clauses.

My list includes - last 2 years employment history and current employment [2 paystubs], criminal checks, eviction checks, No Pets, No smoking, tenant pays utilities, maintains landscape, no subleasing, bring own washer & dryer, 1 month security deposit and transfer of utilities before moving in, rental insurance, all occupants will be on lease, notice period of 2 months for termination, tenant references, No cosigners, no painting walls, late fee notice, any hoa fines should be paid by tenant, inspection of property at 3, 9 and 12 months.Please let me know if I am missing anything.3.

All you're doing is transfering cash from your bank account to the property. 

But don't see enough near-term or mid-term upside to keep them if something better comes along elsewhere that I can transfer into. 

Those are traits that are often internal to someone - not something you can easily coach.Often what I hear is that you should start off by owning your own home... and let that be your first investment.  

Will I still have the same rights even if she transfers the lien to me? 

., with a diversified economy and a strong job market.Opportunities: Multifamily developments, long-term rental properties, and flipping projects.Houston:Reason: Known for its oil industry, Houston has diversified its economy into technology, healthcare, and manufacturing.Opportunities: Commercial and industrial real estate investments, as well as residential projects.San Antonio:Reason: It's experiencing continuous infrastructure growth and is more affordable compared to Austin and Dallas.Opportunities: Affordable housing and expanding development projects.In Florida:Orlando:Reason: Orlando’s tourism industry continues to drive growth, alongside its rising status as a tech and medical hub.Opportunities: Short-term rental properties, multifamily developments, and new residential construction.Tampa Bay:Reason: Tampa is experiencing a population boom and is considered one of the best places for job growth in Florida.Opportunities: Waterfront properties, new housing developments, and commercial real estate.Miami:Reason: As an international business hub, Miami is attractive to both investors and high-net-worth individuals looking for luxury real estate.Opportunities: High-end residential and commercial properties, luxury condos, and fix & flip projects.Sarasota:Reason: Known for its beaches and quality of life, Sarasota attracts retirees and families, boosting its real estate market.Opportunities: Residential developments, vacation rentals, and waterfront properties.

although I dont think it was a fraud situation I think it was some internal funding issue..

I have looked at a warranty deed transfer or a quitclaim.

You may also be able to simply QCD the property in your LLC but you run the risk of the current lender calling the note due because of the transfer.