@Dustin Cook If you are still working on education and just beginning your journey, I would incorporate your journey.

Couch, chairs, bed, linens, lamps, etc? 

The CalBRE enforces California’s Real Estate laws and regulations including the sale, lease, or financing of subdivided lands and the qualification of subdivision offerings.CO-CHAIRS AND EXECUTIVE COMMITTEE MEMBERSMonday’s program was chaired by Holly Thomas, General Counsel for RE/MAX® Estate Properties and Neil Kalin, Assistant General Counsel for the California Association of Realtors.

Here are a few below:Generally, buying through your personal name can reduce the interest rate - commercial rates on LLC mortgages are usually higher but you can research thisMost LLCs on incorporation don’t have any credit so it may be difficult to find. a lenderIf you own the property in your personal name you are exposing yourself to more risk and will want to transfer the property into LLC as soon as you canIf you own property in your personal name and transfer to LLC the lender may not allow or can call the entire loanLLC or personal ownership you need insurance.If you search the forums for this topic using the magnifying glass feature in top right corner of your screen on BiggerPockets you will find a lot of discussion on "Quit Claim" "Buying through LLC", "LLC or not" etc....

To analyze how this might work for you long term:take a 5 year timeline Calculate your cost of living during that time renting out the other half and incorporating increasing rents but also maintenance etc.

Hey @Simen Gundersen,Thanks for the suggestions.I will definitely incorporate the pictures in my ad.

As to the LLC, your house itself does not be be in an LLC for tax deductions, nor does your investment business need to be incorporated.  

Another point, some leases incorporate a landlord policy, this can be adopted, changed and modify a lease in cases where notice of changes might be made, adopted if not contested, if that is the case ask to see all policies and changes during the term of her lease, request it in writing. 

I also have my business incorporated so can I put any properties under my business name and would that be beneficial?

or in other words, increasingly individuals/business want to spend more money while they have less available to them. even via credit or 'creative' funding. at least as of Jan 2014 lenders are bound by the 'New Qualified (QM) Rule' at a nationwide level by the Consumer Financial Protection Bureau, which mandates that even 'PRIVATE' loans require the borrower’s total documented debt to income (DTI) including the loan payment isn’t over 43%.so seems more and more than ever resort to creating the facade that they do in order to be taken seriously and appear to be busy actively 'investing' yet more and more properties are in/out/in/out of contract like musical chairs these days until they 'finally' close after much wasted time.http://cashformyclosing.com/proof-of-funds/the plethora of sites out there offering 'proof of funds' letters - some like the above offering proof of 'unlimited' funds for a low monthly 'subscription' really take the cake in what 'proof of funds' is apparently being belittled to. investing in the business arena used to mean expending money for future profit; i'm not sure of the scope of what it means nowadays anymore though.