You are only required to provide them with a habitable unit that has working water, heat and hot water. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each don’t cover.

You have some great habits there.I grab a cup of coffee, plop down on the sofa and watch some news while I visit the forum.Exercise is also a daily event, but I prefer late afternoons...

I'm confident she cannot afford to live there and is  a high risk for non payment of rent.After paying rent and utilities, she'd only have at best $2k/mo for all other expenses for 1 adult and 4 or 5 children if they lived there.My house has: Rent: $760/mo with tenant responsible for paying all utiliites ( runs $200-$350/mo)Rent plus utilities: runs  about $960/mo to $1110/mo (depending on household size and habits) My Preferred Criteria for Tenant Applicants:1) Maximum occupancy 4 people - full and part time residents2) Gross Income at least $3040 / month (4x rent amount but 3.1x expected  rent and utilities for 3-4 person household)3) No evictions in  past 5 years of any household member4) No felony convictions ever of any household memberAm I on the right track to take the PM's advice and NOT be up front about the max occupancy ?? 

This needs to be very clear upfront and communicated throughout, otherwise missed rent/electric payments could become a habit (having a co-signer helps with this too). 

If I ask for statements, the sole purpose is to verify deposits, not inspect spending habits. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesEven if someone give you a referral, don’t make the mistake of assuming the PMC will meet your expectations, just because they met the expectations of the referral source.We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesEven if someone give you a referral, don’t make the mistake of assuming the PMC will meet your expectations, just because they met the expectations of the referral source.We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

I need a dedicated 8x16 parking spot, historical considerations, connection to sewage required if there is a washer (even if you have septic) etc.Plus it must meet building codes which means that habitable rooms must be a minimum of 70sqft and if a room has a sloping ceiling, any part of that room with a ceiling below 5 feet in height is not considered as habitable.So check with the city and find out what's what.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.