I picked her exactly because she had a good social and online footprint!!

Sometimes the best deals are the ones you don't do.General Tips:  If you have the ability to manage a small 4 plex when you start, it can be an invaluable education. 

They said they will not take rent into consideration and declined me because they are using the mortgage of that new loan, my current mortgage and HELOC payment off of just my income now, which is dumb because of course I can’t qualify.  

From it I have obtained the name of another competitive insurer to add to my arsenal.I have not used Opie, but after reading the posts here, I went online and obtained a quote for one SFH rental.

It stays booked in the summer and is quiet in winter (cannot use the lake, community pool, community golf course, etc).

It's a tip I heard from someone which I heard increases the response rate. 

Just trying to gather as much information and tips as i can

Your state law and notice can be found online. 

Of course like all meetups there are people there who have gone every month for probably 10 years and never done a deal. 

Often don't have to be licensed, but ask.If you are serious about all this, recommend getting your RE license AND pursuing NARPM courses.