There's a lot of movement by a handful of Federal regulating bodies that are pushing to provide honesty and transparency up front for consumers.

Can provide my LinkedIn as proof. 

It does not give you the protection of a properly formed LLC, but it does provide a bit of anonymity and can spell out the division of income to the beneficiaries in the trust docs.There should be no transfer tax involved with the trust, and it will not trigger any due-on-sale clause thanks to Garn-St Germain.BTW, if you do use a trust, only record the Deed into Trust, but NOT the entire trust declaration. 

I found an amazing opportunity for a house hack and found a co-investor to provide the rest of the down payment and cosign on the loan.

In exchange for their financial support, partnering with investors who have money to invest but do not have the time or experience to locate and manage properties might provide invaluable information.One can purchase homes with little to no down payment by utilizing creative financing alternatives such as seller carryback financing, lease options, and subject-to transactions.

They should be able to provide rent and prevent maintenance. 

The in home test kit reliability is questionable unless they can provide peer reviewed test validation data.

Thanks for any guidance that can be provided.

The city posts the licenses to their portal immediately after the inspection, lead cert, and payment are all provided (again, through the portal).

So far I have just been stringing them along asking them to complete or provide documents for me (sellers property disclosure, listing agreement, survey, etc.) and then I pretend I never got them and ask for those same documents again and again and again until they get annoyed and stop replying.