Depending on your timeline, property location and plans for after the Trust is set up, I have some recommendations in mind.

Every loan program sets a maximum percentage of that value that someone can borrow. 

As an additional benefit, the tenant/applicant sees that I'm not trying to make money from the application process and that sets me apart in their mind from some other landlords who do or whom they feel like are doing that. 

It might be possible to set up a water tank with an auto fill system. 

Based on the language, it would appear 'smoking' only pertains to inside or within the distance set of the rental unit.

I agree what others have said sweat equity it and do what you can hiring out only what you have to in order to take the shortest straightest line to cash flow coming in. by the time you sell this thing you will have 2-3 more payments out the door as well. its clear to me, they both hurt but the option to hold will recover...some day.so you either set yourself back for a couple years losing and paying on a property you dont own or a little every month on one you do that will eventually have upside, unfortunately if i was in your position i would look in the mirror and say made your bed- lie in it. 

Look for an investor friendly realtor who understands what kind of return you are looking for, a real estate attorney to set up your LLC and make sure you have a well written lease as well as an accountant that you are comfortable with. 

Remember that if you allow this to happen, you are setting a precedence moving forward. 

I recently set up an LLC to manage and eventually take ownership of the property as soon as possible but I am assuming my lender will not allow that without refinancing with a higher down payment/interest rate.

So far it is adjusting pricing 90 days out.