I always hear that due to liability and taxes etc, investment properties should go into an LLC.What is the best way to turn my existing home into a rental?

You want to know the total demand and the existing competition.  

I wasn't really thrilled being forced to quickbooks online from desktop so I would like a different software for bookkeeping but need to retain my mortgage bank too. 

Perhaps they would make more money if STR was an option, however if that's not permitted in their location, no STR demand exists, or no STR PM is willing to take on their property, they may not have that option.

near 0% and 0% options with DPA's exist (down payment assistance) programs.

They exist for a reason.

I know very little about legal precedent but I'd expect the major meter manufactures (selling into the utility space) to be well incentived to challenge these items best they can, and they have money.Here are the issues, and the reasons that the difference between an air forced system and a boiler/hydronic system are not meaningful for this discussion (ie efficacy issues of sub metering exist for either when method of measurement is measuring heat at point of delivery):In either case, the blower (or pump for a boiler) is the method of 'moving' either air (central air) or water/glycol or equivalent (boiler etc). 

One option is to pay down any existing debts (credit cards, car loans, etc.) to free up income capacity.

This policy will provide additional coverage above what your existing policy covers.

These 6 items all can require a significant cost to remedy so it's important to be able to identify the existing condition.