However, there is an opportunity cost question for the author of this post: If you waited 9-12 months what are you really losing?

What we did was put them on the lease as "authorized resident of tenant" or similar language, which did not give them financial responsibilities but also put them as legal at the mercy of the tenant.

@NIc Green is also correct, if you add her as an authorized user on your oldest credit card accounts, it will definitely help but make sure that the credit card company will report the date opened as your original opening date and not the day you put her on the card because I know American Express does not back-date AU's anymore, I learned that the hard way. 

You can certainly LIMIT a PM's authority with the Management Agreement through discussion and negotiation, your results will vary.

I was reading a book and in the book the author said that when you calculate your NOI you have to calculate it from the gross scheduled income.

You would have submitted a copy of this to the Housing Authority.  

Definitely consult EBRHA - East Bay Regional Housing Authority.

The housing authority will not vet renters for you. 

And the best part (in my opinion) is that you'll become an authority in your locale and will improve your brand awareness. 

This means we (I) have become extremely trusting in the eyes of Google and I am the authority when it comes to picking anyone "to by my house fast".The numbers do not lie...