What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Her reasoning is that she put it in her schedule and she could have accepted other cleaning jobs. 

that isn’t subject to higher down payment requirements or higher interest.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

All the leads I've found so far have balked at either the "investment property" requirement, the "in California" requirement (or both!)

They/you can't choose the carrier - their software assigns it.Fortegra is one of the carriers (paper in insurance parlance) that their product is written on.That said, Fortegra is A- rated I believe by AM Best so that isn't the issue.I'm going to take a guess and say that your umbrella is written with PersonalUmbrella.com (Markel) and they require all underlying insurance to be A-rated but also with an admitted carrier. 

I do not think anyone in Cleveland will do a good job. 

So they work a full time job and go to school full time. 

Do have an idea of your preferred acquisition price and how much rehab might be required? 

The income requirement was $6000.