For that and time saved setting that up ourselves, PCS was worth the cost for us. 

You started with the $ you saved that had effect of securing just 1 property.

Numerous times I have been able to think through an issues that arose on a construction site and saved the Owner by proposing an alternate route to resolve it. 

So ultimately this may require a discussion with counsel, and you may have to settle on splitting the cost.

I would love mentorship but plunging in and doing something with the little money I had saved has been a great teacher.

A landlord friendly state won't save you from a bad deal.Not trying to be discouraging, just realistic. 

Insurance is definitely one of the parts that can be creative and save you a lot of money!

Ensure you mention that they can save on commission and you have no agent representing you. 

Suggest you pester them with questions to learn the eviction process, so you can save money in the future.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).