I am a top producing loan officer for a bank which specializes in FHA refinances.

You may even consider trying to do a 3-4 unit property that may produce some cashflow while you're in it.

I would not include electric in your rent, as that is just asking for trouble. 

When applying for a mortgage (making assumptions here), the lender will want 3 months of bank statements, W2s, etc.I agree with others here that house hacking (living in a house you are renovating) is the way to go AND in your situation, buying a duplex or similar income producing property will help if you apply for a mortgage. 

I have had policies dropped and I have even heard of people having trouble getting anyone to insure a property.

My goal is to buy another investment property within the next 6-9 months but am having trouble figuring out what the best plan is for me due to not being able to get approved without 2 years of stable income.

There’s so many great markets around the country that are solid areas that produce great cash flow.

In Oregon, you're technically not supposed to touch any of the tenant's stuff and could get in trouble for it.

Or is there other options like signing the lease online and us doing the walkthrough then when she signs the lease and the unit is hers then she can sign it as well or is that asking for trouble?

Would contractor's appreciate that or is there a better way to make this as efficient, trouble-free and budget-conscience as possible?