I am exiting the rental market here (love living here tho). 

Quote from @Jeff Sanders: Hello all.In analyzing rentals, does anyone have a fairly accurate way of estimating landlord insurance in varying states?

If you do have enough other income then you dont even need to lease out this property to start your refinance.However if you dont have enough income to qualify with no rental income offset then yes you will need to obtain your lease(s) and security deposit + 1st months rents deposited before you can utilize 75% of this gross income - your monthly PITIA payment (in terms of qualification on this property refinance.So all in all Id make sure what your current debt to income position is first of all (DTI) and then strategize to see if you even need the leases at all.

I have been reading Brandon Turner's "The Book on Rental Property Investing" and have learned a lot but I wanted to get on here and ask for advice from everyone.

I have a few rentals with section 8, and they are professionally managed.

Vacation rental owners should be on all four listing sites.

@Emily Shin landlord experience is invaluable for a career in rental real estate.It's not something you may want to do long term, but the experience can help you select and manage PMCs.

Originally this started as a house hack I have recently moved out and it is now a 2 unit with one half being furnished rental.

What if she lies and claims to have owned a home, or uses a friend's address instead of the rental address?"

Atlanta is a strong multi-family market with a diverse economy, a growing population, and increasing demand for rental properties.