The common password is lifeisgood. 

I would list any major issues in the Summary and tell the buyer to read the entire report for minor issues, like GFIs, sticky windows, etc.

Quote from @Edwin Watson: Software is a common question on BiggerPockets.

Use your common sense.

In the case of new construction, it is extremely common for both surface and real yields to be less than 10%.

The only issue now is what Raymond mentions above...most lenders require reserves of 3-6mo for approval on their investment loans.

This may mean picking up something that needs work or something that has a unique issue that turns homeowners away that you might need to fix at some point, but it's possible to still make money in GR.

Because the cosigner is not responsible for mowing the lawn or reporting maintenance issues, they have no rights to the rental, and I don't want to communicate with them about anything but the money. 

Parents as co-sign which mitigates that issue 99/100 I believe. - Available for FHA - 23 years old, live with my parents and I love it, as do they, so no rush to move out.- Hard/smart worker.

Keep in mind if your Bank/Lender you closed with allows it to be vested into an LLC you can do it but it is "not" common in most cases.