The first situation you may not need to tell them much. in the second case you better have a pretty good presentation clearly showing how money will be made.I have had people loan me as much as $400K on basically a handshake because of my reputation.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Make sure the vehicle you choose is able to qualify for lending.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Can anyone recommend a reputable insurance company for an owner-occupied triplex? 

She’s also accused me of other things in the past, such as taking things out of her trash and being in parts of the house I’m not permitted in.My main questions are as follows: (1) does the landlord have to provide invoices when requested, and (2) if I choose not to pay them until I see the invoices, is the landlord empowered to charge me with late fees when nothing regarding that is on the lease document.

Look at rent growth, population growth, job growth, affordability, and other metrics to choose your market.

Does anyone have any strategies on how to find reputable people that are going to do what they say they are going to do when they say they're going to do it? 

With closing between 7-90 days your choosing.