You will also likely not be able to get insurance or be in violation of your insurance with a illegal rental.

But we also have a zero friends and family policy (meaning zero discounts).

I used to do thousands of them back in the day for banks, insurance companies, asset companies etc.Haven't done it in a long time.The experience I can mention is the person you are wanting a value from doing  a bunch of BPO's already or mainly selling properties and making a commission?

If someone goes there and gets hurt, they can sue you, but your insurance company will take care of the defense.

Also, the quitclaim deed may void the title insurance policy that you got at closing.

I am looking at a few D-class rental properties in Northern Louisiana valued between $45k and $80k and am in need of a Insurer who can insure my rental properties.

@Joett Ocasio The payment for our $300K house came to about $1,800/month after taxes and insurance was tacked on, but get this.

My day job is doing IT for an insurance company in CT. 

@Eric TanHe would still have ownership which makes him responsible to maintain R E Taxes and insurance unless you structured a Triple Net Lease.

However, I would still let the parents know that this is your policy for everyone 18 and older to have a background check.