I have a real estate license and want to focus on single-family homes (4 units and below).Mentorship: Not working with a mentor or investment group.Challenges:Current Hurdles: Unsure what to do next to expand my portfolio.

Had some trouble with the city with the rental license, even though it had had a license for years. 

It all comes down to reputation, communication, and licensing.

I suggest you do this regardless of whether the PM is licensed or not.Pro Tip: Even in states where licenses are not required for a PM, it's always a good idea to hire one who has voluntarily obtained one.

License numbers are generally public record.

However, if you plan to rehab at all, you will then need a licensed contractor to provide bids on each project you plan to rehab.You will then be asked to provide a proof of any funds to close, purchase agreements, and if closing as an LLC - most times documentation on that LLC.Overall, the larger number of units (5+) makes the lending process based more off the property than the borrower, contrary to traditional single family housing.I would recommend you work with a Loan Originator/Broker who will be the medium for you to the lender/s.

That determination can only be made by an licensed adjuster for the Insurance company.  

It’s also important to check local zoning regulations and licensing requirements, as these can vary significantly.

AS a lifelong resident, active investor, and licensed agent specializing in investment properties, I'd be happy to serve as a resource.

To my understanding in PA you need to get the 75 hours of training, pass the national/state exams to get licensed, and then associate with a brokerage.