That was on a $250K SFR my total closings in NY without my down payment was almost 18K luckily I got a sellers concession that covered most the closing costs. 

We want to put in a concrete patio to cover part of yard but need ideas for rest of yard.Can Anyone recommend ideas with our $2000 budget, pictures of your projects would be appreciated!

I have two roommates paying almost my entire mortgage, leaving me to only cover about $100 at the end of the month.

My gut would be to offer to cannibalize their security deposit if the property was in decent shape and use that to cover 30 days.

Other minor cosmetic work may include new light fixtures, switches, and outlet covers, carpeting removal and shiny hardwood floors.

Insurance companies will charge more for you having these added to the pool, (at least the ones who do their due diligence)  You don't want to be caught not listing the playground, then someone gets hurt and the insurance company comes back and states that it was not covered under the policy.It's a great amenity, but may be costly.  

By ensuring that each tenant member is capable of covering the lease by them selves, you are at less chance of risk of non-payment, should things go sideways. 

He said that it was a good idea as any business transaction should be done under an LLC as a homeowners policy likely doesn’t cover contractual liability.What else do I need to go along with the LLC?

If that wont work, my company has investor products that will allow you to buy as a rental with 20% down payment, no employment or income is listed on the application and the only way debt ratio is considered is so long as the property will bring in enough rents to cover the PITI.

Ive heard of people using down payment assistance programs to cover closing cost and down payments.