@Dave Craig can you share what you have been presented and the details of the deal (purchase price, unit count, etc)? 

Does that count as a "major renovation or home improvement" that would trigger 80%?

You could attempt to recover that money from the tenant that didn't leave, but I wouldn't count on it.If it were my property, I would leave some space between the last tenant leaving and new tenant coming in, at least a few days to allow for proper cleaning and repair of anything that needs done.

Any LLC which has at least 1 unaccredited member also counts as an additional unaccredited member.

There are a lot of shady contractors, many bad property managers and more wholesalers then you can count.

That does not count for all those that are successfully house hacking in our market, as I don't consider those actual investors and neither does any institution.

If you can accomplish these two conditions then that 1-4 unit residential property with a commercial loan on it will not count or should not count against your 10 count of fannie mae mortgages.The above sounds easy but it is not often because most portfolio or commercial lenders will want a PG.Hope that helps.

To put the icing on the cake, I added a signature line for myself and her roommate (who is actually on their lease) to sign saying that he and I agree they violated the lease on all counts and that he agrees to vacate in within the time permitted.

Does the loan that was shared between them count as debt against the parent too?  

If they receive grants, loans or assitance for or used for housing I count 80% of that depending on the probability of receiving such benefits in the future.