I'm not sure of your circumstances but thats the easiest way to do it.  

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.NOTE: contracts not based on substantial consider,otherwise employed to permit an unlicensed person.....this means most of the unlicensed brokers in FL are indeed violating FL law. 

( i.e. should we set up a little $3k emergency fund first, or whenever something really large needs fixing we then start taking it away from future rent, etc. ) Curious on what you guys think works best and is easiest to keep track of, from an accounting perspective.2) What numbers are you using to calculate interest percentage paid?

I've been told that RE investing in Vermont is a little bit tricky - not the easiest place for a newbie to get started.  

For the most part I have dealt with professionals.The easiest ways for an attorney to frustrate me: Not teaching me or letting me learn about whatever issue we are dealing with- I expect to gain more insight into a topic when I hire a professional to help deal with an issue, this helps me make better decisions through knowledge and experience later on.

@John Bernabel you can gift 100% of the down payment of an FHA loan to your family member.

Third, you will need to prove that you bought the property with cash that has been in your bank account for two months and comes from a legitimate source (not borrowing, not gifts).  

I took mine online it's not the easiest thing in the world but it's worthwhile and you can do it. 

I've heard about gifting money to her for a higher down payment as a possibility to qualify for certain loans to keep her DTI lower, but we share a bank account, so will that be a problem??

@Britt Fuller what you described doing is probably the easiest and most cost effective way to accomplish your mission.