"January 5, Met with prospective residents, 2 hours"  I'm sure you can google examples.

With a primary residence you will likely get the best rate too.I will add that 5% conventional doesn't work as well as 3.5% FHA.

Dark stain can mitigate a lot of that, but it's really a judgement call on your part. 

Investment Info:Single-family residence buy & hold investment.

I am getting conflicting offer of home owner insurance by one broker and State Farm agent telling me home owner insurance is for primary residence, not for rental property. 

Every county has different requirements, such as minimum square footage for rooms; maximum number of occupants, hallway sizes (If there will be residents in wheelchairs); and safety regulations which are usually different that owner-occupied homes (for example- Interior fire sprinkler systems).  2.

This would be our primary residence.

Hire a PM company so you don't have to deal with residents personally.

The previous leasing company confirmed the resident had paid their rent on time every time.

You can then use HELOCs/cash out refi on your personal residence (better rate) to use that money to buy more rentals.