I think what I need is to find a lender partner that will work with me to secure 3-5 properties over the next year. 

Congrats on securing a good job!

Invest in a security camera—we had a break-in where someone lived in the house for days and stole appliances, which insurance didn’t cover.

Currently I have a regular primary homeowner insurance policy on the house as it was our primary home for the past year.

That would allow you to dock their security deposit more than just for the prorated rent for those few days.

She will never be happy with the heat, she can barely afford the place, and she's regularly late with rent.

A little late to the gratitude fest, but like @Kerry Baird above, I am genuinely grateful for the old timers here and the new voices as the collective wisdom of this group is something I tap into regularly.

Something almost always comes up and that helps you be realistic when evaluating deals, securing financing, etc. 

Some impressive features including extensive listing/syndication and state specific guidance provided such as max security deposit.RentRedi is a flat fee for the most part and has some cool features like pre-qualification and integration with QuickBooks.

If you can secure a decent discount then you could hit .9-1%.