If providing a loan guarantee provides exposure, how many will be able to avoid that exposure?

If you are buying smart, your exposure to risk is quite small - if that wasn't the case, no one would buy houses, period, whether to live in, hold and speculate, flip, rent out, etc.

I conserved before putting my system on the roof and I still had a 200+ a month energy bill (3000 sqft house with full sun exposure in the summer).My System is returning 15-20% a year and will have paid for itself in 6-7 years.  

Also given my knowledge and exposure to the industry, I went into this deal knowing what the house would need, and that there would be no major rehab surprises.

What if you want to separate and protect your spouse from any exposure or debt? 

If you have no intention of living there for a full year, as it seems from your post, then you are opening yourself up to some potential exposure.

Get a CMA/BPO and let the agent present it to the tenant, with math and reason, you both know the price is fair, the process is done correctly, there is no legal exposure etc. 

My corner of the world has a much different problem....we can get enough units built to satisfy the demand and as a result we are experiencing double digit equity growth.The airlines want to have more flights to Roatan but say they need more hotel rooms and the developers are saying bring in more flights and the exposure will generate sales to fund more units.

For one you will have a good connection in this business and two you will get a chance to get exposure to how someone with experience handles these kinds of deasl.

Then transfer your rental to an LLC and limit your exposure.