This, coupled with an online portal and rental capability along with utilizing a call center allows me to manage the properties from home for the most part.

For what it’s worth, I like the idea of charging her for carpet, and upgrading to vinyl.

Who owns them has nothing to do with your loan count with the lender.You could transfer them into an LLC and STILL be limited in your ability to get a loan because the loan is still in your name.The only way to get rid of the loan would be to pay it off, consolidate loans to 1 property to lower your limit, or get a commercial loan in the business' name. 

The problem is that credit scores on charge offs are based on last activity date.

But since it sounds like you don't have any living expenses (unless your parents are charging you rent) then from a financial perspective, filling the house with tenants and not moving into it would be most profitable.

I do commercial but when an investor contacts me the first thing I do is send out a one page PFS statement to fill out.I want to know their capability before we even jump on a call.

I said yes but have no idea how to charge for this service.

I would also include a statement that any application not fully completed or containing any false information will be rejected.If you are paying for any credit or criminal checks charge a fee that will cover all your costs.

Just like I think it'd be good if my cable bill was $5 per month & not $130 I understand that ATT wouldn't be around if they charged me $5 per month.

The reason why most don't make the jump is due to financials, either your net worth, liquidity, or the ability to raise money.