When you get your bids, pay close attention to each scope to ensure you have apples-to-apples bids, the payment terms and it is also very important to note the warranty information.  

About a year and a half later one of the windows cracked during one of our extreme cold stretches (which was covered under manufacturer's warranty) and it was painless to have them come replace it at no cost. 

Realtors do.Do the buyers know how to run valid comps? 

However, I don't think I have enough validated income to qualify for a re-fi on the one note I have.

With no other debt your DTI would be 33%If you can show 15k x 36 (3 years) = $540K in your trust account (The same account that pays you monthly) now you qualify for a Fannie or Freddie loan.The Trust must also be valid for at least 3 more years so keep this in mind.

I would like to purchase a home warranty insurance.

There were some delays with the title of the property, transfer of lease, transfer of roof warranty, transfer of security deposit, waiting for the bank to close, waiting for the roof to be replaced.

I believe a QCD is a valid deed which conveys whatever right title and interest the Grantor has in the property. 

This is one of many absolutely critical factors in getting valid comps.

This give you validation that the asset and price point make sense, plus you'll get a front row seat to see how experienced operators run an asset and a fund.