So, they usually have better availability in the winter.The only thing that stinks about winter is dealing with outdoor plumbing issues.

As long as it doesn't cause you an undue hardship, like your insurance will drop you or raise your rates. 

@Alex Hogle The right people depend on your needs: lenders, bankers, money people, GC's, property management, insurance, etc.

Do you know already what it will cost you to get a loan and are you counting closing cost, insurance, and proper taxes, what about capex?

an option to lower costs would be to consider  slightly higher rate …...title ins is likley needed to provide assurance and insurance no liens have been placed on title since the last loan was made ...if they are asking for funds upfront , before the loan closes - do not use them  ...if the costs are to be paid at closing - this is standard ….she should be able to  roll  any costs into the new loan if there is  ample equity

Your other option is just to buy more insurance, which is perfectly fine and probably cheaper then setting up a LLC

@HAILEY ERSKINE Good for you, get the ducks in the row, start collecting 1) realtor, 2) real estate attorney, 3) cheap title search, 4) CPA, 5) Contractors (handymen, electricians, plumbers, roofers), 6) Insurance. 

All the setup incl. permits were included with the exception of the plumbing, sewer, electrical upgrade and HVAC reconnect.

When a tenant vacates or is evicted, does their renters insurance policy cover liability in a lawsuit for damages to the property caused by the tenant?

We got the inspection back today; the issues are as follows: mold beyond the surface mold we originally noticed when checking the house out, wood rot in left side floor, damaged roof joist, poor ventilation in the attic and mold, many of the chimney bricks are loose, standing water in crawlspace--potential mold, leaking shower and toilet leading to damaged floor/ceiling underneath, plumbing material issues, electrical not all properly grounded.