He assured me that his job is already lined up. 

I’m going to keep searching and modify my approach a bit to be as sure as I can that I’m properly conveying my intentions and also asking for the right type of loan product.

This cost, which I didn't do, helped drive my decision to sell my house as is and move elsewhere for retirement.I also learned from the plumber the gas water heater I had installed in the 1990s by another plumber (licensed) was done incorrectly (the heater was improperly vented and the seismic strapping was not in compliance with the codes, even though I got an assurance in writing at the time the work was done properly).

I can assure you they are motivated. 

@Jamir Wise Assurance Abstract

There is no assurance the property will rent, right?

The rental lease and associated forms which they sell are written by a local attorney well known in landlord circles - so you at least have some assurance that they are based on state law.

But more importantly, you will have to keep some funds in what is known as "reserves"; how much could vary, but be assured it won't be zero.So, I call this "pie in the sky", just like most others.

I can assure you FA in CA did not say it is illegal.

It's not rocket science, I assure you, and your real estate investments will be safer for it.