You say things like "It was understood that I would continue to utilize the garage and one room for storage as I transitioned to living out of state."

There are definitely faster ways to grow your portfolio fully utilizing debt.

Shared laundry meant a fifth utility meter and high water costs that I paid.

@Shelby Ek Do you need to activate the utilities in order to qualify for the loan you are getting?

GRM and cap rate both looked great, but when we pulled utility records, we found heating costs in winter were brutal because of old, inefficient systems.

Utilities paid by me or lawn mowing and snow, realtor commission for renting, legal expenses etc.  

And I would find a decent job to utilize to help get traditional lending with.

I'm not sure of what the rules are regarding agent-client confidentiality but without naming any names or addresses, for example:SFH#1 or Duplex #1, if this is Class A, B, or C area, purchase price, down payment, loan terms, monthly payment PITI, gross rent, property management fees, other repair or cap ex costs your client went through and the net rental income for this investorIf this isn't an LTR but an MTR or STR, now we're adding utilities, WiFi, furnishing the place, higher PM fees.

Most states allow you to hire your own adjustor to come up with your own damage amount and then argue with the insurance company about.The insurance company will want to see the signed lease, proof of funds the tenant paid and confirmation the utilities were on and preferably in the tenant's name.

Or find a property that is under-utilized or has below market rents.Otherwise, you could also do the OPPOSITE of the great advice from @Jonathan Greene and buy a property with multi-bed units or live in the larger unit and rent out the smaller unit - while getting a roommate(s).