My standard answer for being asked the reason for the HELOC is "upgrading the home". 

There are plenty of options outside of the standard captive companies like Statefarm and Farmers - independent agencies will be able to structure what you’re looking for through a master policy, which often times translates to savings in premium as well. 

I pay standard rent on my side just as my tenant will be.

Is there a standard contract folks use? 

AirBnB just released their new cleaning protocol standard and are trying to get hosts to commit to it.

I’m from Ohio, so I don’t have any idea what is the standard layout in your area.  

Make sure you set the same standards/expectations that you would with anyone else so they know that they can’t take advantage of you!

The area is always expanding the business district as well as downtown, from Access to low cost regional talent, competitive real estate cost, strong work ethics and excellent facilities for sports, shopping, leisure and healthcare.

You get her interested by sharing some results now.Use some of that Cashflow (after accounting for all the standard things PITI maintenance, vacancy, capex etc) and take her to a romantic dinner.Next year, use some proceeds for a vacation-maybe only a weekend getaway, whatever tje CF can support.Be transparent that the rentals are paying for it.

But with COVID, a lot slowed or stopped lending, and/or have much more conservative lending standards.