@Anthony MillerYour property management experience is a major advantage as you start investing, giving you a head start with tenant screening, lease agreements, and maintenance coordination.

What about closing costs, rent ready costs, lease-up costs?

And also I inherited the tenant and havent signed lease with them been advised to better honor the same terms of the seller until their contract finish.

My condition was that they rent the house for 1% of the costs and sign a 3 year lease.

My policy covers every tenant named on the lease for one price.

Some Lenders can even take just the Lease Agreement.

I would hire out a leasing agent and work a bonus structure in that allows for them to exceed the 5% given they beat my planned vacancy number. 

We recently put the house under an LLC but are not sure if the lease should reflect the LLC as the landlord or keep our names.

Ensuring a solid lease agreement and security deposit will help mitigate this.

I would think transient room mates on renewable short leases would be much safer than bearing the brunt of San Francisco's LTR tenant laws.