A professional Trust Deed investment company would just let me know that they had preferred investors or be straight up with me on the funding process for whatever was going on.

Rents are all inclusive of high speed unlimited internet, lawn care, housekeeping of common areas, and all utilities.  

These deals have been going bad almost every day and are only  suitable to HIGHLY experienced real estate professionals who know how to do the due diligence and assess the risk.

I don't care about that, but her loyalty is questioned at this point a bit. 

I recommend you retain a tax professional.

Our current residents who are AWESOME (rent always on time, take great care of property) now have a situation where the downstairs roommate is moving out but the upstairs group wants to stay (lease is up July 1). 

These are professionals with additional training and a stricter code of ethics.

There's city that doesn't care too much about rental and there're some cities that are very strict on rental and could end up costing you money 14.

Not care, introduce legislation to bridge mortgage insurance requirements with lack of providers, get in the insurance market themselves?

I'd love to connect, ask questions, and hear recommendations of areas to invest in and professionals to work with.Please feel free to send a DM.Thanks and God Bless!