You have to get a parent to co-sign since most students don't have extra income coming in if they are a full-time student and you want double protection.

Make sure you're not suffering from analysis paralysis.

The pretty clear-cut answer here is this:  You'll want to be in a structure that provides you the most robust legal protection, but you'll want access to the best lending options. 

If I am required to get workers comp insurance to protect myself in case he trips over his own feet and breaks his neck while fixing a doorknob, I would pay the handyman $100, and pay State Fund for workers comp insurance $3,450. 

In reality, having an LLC protect their collateral is in the bank’s best interest too.John

There could possible be a lot of b.s about selling the trees and the property have some sort of environmental protection for the trees.

At the end let's say they don't leave because they believe the eviction moratorium protects them. 

I haven't given up on WA despite new statewide tenant protection rules as I've already been dealing with worse from seattle,   but my most recent investment was very intentionally NOT in Seattle,  where I reside.   

Since the LLC for a rental is predominantly used for asset protection, we always refer out to attorneys to form the entity.

I recommend adding "Personal Injury Liability" endorsement to the policy (protects against Liable, Slander, Wrongful entry, ...).