Then if they say you can rent it as a duplex get it in writing maybe through email.   

The monthly payment is about $2,300 which includes insurance, property taxes, and P&I.

Also, I included the cost of new kitchen appliances as depreciation.

The need help with some repairs including electrical, hvac, plumbing, and other cosmetic repairs like paint, dry wall, and laminate floor board replacements.

Since the original lease already includes a provision allowing for a month-to-month extension, and both parties have been operating under this arrangement for the past 2 years, it makes sense to just add the terms of the long-term extension to the existing agreement.

You just have to do an LOE, letter of explanation, short email that says why you are taking it off which would be bc you are keeping it. 

Depending on the experience we may opt not to go the LLC route and try to establish other strategies for asset protection that is consistent with management and cost minimization.Would appreciate hearing about the experiences of other real estate investors, including about the pitfalls to avoid with this kind of structure? 

(price includes home and any renovations completed).  

Doesn't matter if you put it in writing as on offer in an email or text...she hasnt signed a lease and neither have you.

Invelo has been a pleasure to work with and extremely helpful with setting up my marketing campaign for direct mailing.