I know you've already solved the issue but going forward you simply list the other adult as an "authorized guest" of one of the individuals financially responsible for the lease.

I have used Equity Multiple and I have not had any issues to date.

All commissions are negotiable and there are common fees and hidden fees.

Is it worth diving into a full bathroom/kitchen gut (unpermitted/handyman not of my choice) possibly revealing more issues or just paint, new cabinet pulls, switches/outlets, lights, etc?

Has anyone had these issues and needed to change their GC?

The real issue for buyers looking for LTR, cash flow even with a good deal is hard to pencil out to be in the green.

Any advice on this issue is greatly appreciated! 

Never had an issue in the past with getting title insurance.

There are plenty of NNN tenant-in-common investment providers out there, along with DST sponsors, deal syndicators, etc.   

Loosely read, or common-sense read, replacing windows in no way alters the "structure" so why permit?