If you’re set on a duplex with minimal rehab, an investor focused agent should have a strong network of contractors who can give you quick quotes, so you don’t wind up with any pricey surprises.

I'm actually not currently.I know I should set it up and will very soon.

However, a lot of concerns can be mitigated with looking at their past rental behavior in a lot of different settings.

Some companies allow property owners to select tenants and set the screening criteria...We do not - our criteria does not bend. 

And good set of areas you are looking at!

For practitioners in the real estate industry, the biggest challenge is not just the difficult work, high risks, or immense pressure, but the necessity to learn to let go of complete control over outcomes.

Seems to me cohesive set of laws and rules regarding this activity would benefit  both the public and those that want to engage in the activity.  

If you do all of that and more its a great set up and I can appreciate that but as a banker for over 19 years I have heard a lot of war stories of lead companies or lender finder websites failing customers.

I see posts on CA insurance that appear to be ignorant to both the past method used to set insurance prices as well as the approach the current commissioner is advocating.The current policy had insurers set rates based on past losses.  

At 19, house hacking is the best option if you have the downpayment and closing costs set aside.