You do need to screen anyone she finds and have both her and the new tenant sign documents.

I wont next time.Took too long, and feel I would have received much better service using a local title company.

I've recently received my license.

In return for providing all of the "come up money", the partner would receive 25% ownership stake and, as I mentioned, be paid back with interest. 

My initial plan was to house hack with my va loan; however, this is looking like a great deal if I could get it for an ideal price (it has been on the market for over 2 mos and I just received word that the condition is considered "poor" as there haven't been any upgrades in a decade and it's looking to be in a B-/C area...so I'm hoping to knock the price down significantly...any advice on this would be appreciated as well!).

Your offer to purchase should include a requirement that they provide all documentation and agree to sign an estoppel certificate (also called estoppel form or agreement).

After receiving the notification of change in servicer, the borrower called with a desire to stay and reinstate.

They will hold the funds, sign every document, cut every check, and receive every deposit. 

Do you have to tell what rent I'm receiving from the property when you go before the Board of Equalization? 

Unless you will need an Attorney to sign documents on your behalf it doesn't really matter of he is 3h away.