By writing and signing an agreement that covers as many potential issues as possible.

Be cognizant of their time and I personally write out the major questions on a post it to make sure I hit them as I talk.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Depreciation, the tax write off from my then high paying job had value.Over time, rents increased and property value went up.

Write done in the SOW everything that is expected to happen in the process.

I think if you can write a solid letter of explanation stating that you are going to commute to Colorado from Washington for 4-5 months out of the year for your job (and why), that should be sufficient enough to run this as a primary residence. 

Get things in writing before you get too far down the road.

I provide them with the rent amount and they write a check in their name. 

Unless she writes it as non contingent and as is. 

I am an active duty Navy and have experience in buy and hold rental, multifamily syndications and under writing.