You might have a higher rate on that loan product but it is worth it if you can move forward on a major cash flow or value add project. 

It literally consisted of one trip to Home Depot for lumber which cost me about $300 in materials, $200 to pay my handyman to help with the work this 5” tall gal couldn’t physically muster, and about $150 for the termite company to come back and spray and inspect.  

When it comes to getting quotes from contractors, I know I need to give them a list of things that I want done, but do I include specific products (type and color of LVP flooring, paint colors, brand of kitchen cabinets, etc.)?

The only time we physically visit a place before making an offer is when a seller won't accept a "blind offer" or won't accept an offer with an inspection contingency. 

Financing the lenders for this type of product tend to want a forward commitment lease signed by the tenant.

I am an empty nester who needed to find ways to be productive with my time.

. - Your vacancy is also too low, you have to consider the difference between physical vacancy and economic vacancy.

eXp Realty is a brokerage you can look into as we're very investor-friendly and have low production requirements, however, any sponsor (and Broker) you sign under will certainly expect a minimum of 2 (non-personal) deals a year... 

One insurance policy per physical structure is common, yes.One institutional mortgage per individual property is also how that works.

I owner-occupy a 4-plex that I bought about 6 months ago, and I'd like to utilize some that equity, but I'm having difficulty finding any loan programs for my situation (I'm aware that this would be a unicorn product).