We use MRI resident check software.

I am in the process of obtaining a HELOC for 150K which will put the LTV of my primary residence at about 66%.

I prefer to watch them sign or have them sign in front of a notary.How did you screen the potential residents?

We replaced 1/4 of the exterior walls and joists and had to re-side. 

My understanding of Capital Gains from the forums and podcast is that I wouldn't have to pay Capital Gains since I have lived there as a primary residence for the last 2 1/2 years?!

Mom is technically the lessee and the tenant is a legal resident.

Hopefully you can pick up one more primary residence in Huntsville, and add that to your rental portfolio when you retire in 2 or 3 years..... 

I think it's a cool idea but I would charge a "per property" fee rather than a "per month" fee.This way it opens you up to owner-occupants and primary residences as well as investors.

1/2 tax free from the primary residence exclusion and the remainder you can 1031 tax deferred into another investment property. 

The issue I am having is I want to purchase my first investment property using my LLC but the requirements my community banks are sharing with me is higher than I anticipated.I call few of the community banks in my area and they are requesting 20 - 25% down payment for an investment home with 2 months of reserve for my primary residence mortgage and investment property.