Cash-out refi standard 30 year fixed rate conventional loan at 3.625% ....  

They may already have a standard one that they prefer to use.

They look at standard items, Debt to Income ratios, obviously value of property. 

The standard is that the property you sell must have been purchased with the intent of holding for productive investment use. 

That being said i would strongly recommend one for a couple of reasons.Until you have a solid understanding of the ins and outs, standard practices and the risk involved its always the smart play to enlist someone that does, also you will need a title company as well and most RE attorneys i deal with also take care of the tittle side of the house. 

That is standard practice that is not always followed in these cases.

I recommend you tighten your standards of a "good" tenant.

It’s not THAT bad but its bad by my standards, know what I mean. 

Look for a insurance broker not an exclusive agent.Once you do the repairs and the property is occupied you can get a more competitive policy through a standard carrier

She mentioned this part of the ad:If a motel room is your standard of living, stop reading this.