I never had any issues getting the high ratio insured clients funds when the stresss test was introduced a yr ago.

Then there is of course vehicle maintenance, errors and omissions liability insurance, etc. 

do the transaction thru a title and escrow company to have a fully insured title.

Refinance the FHA property into a conventional loan to get rid of the mortgage insurance if the rates are still favorable and you've got enough equity in year three and buy another one with 3.5% down using FHA (again, you must live in it for at least a year). 

Any insurers or brokers or people who know people.

That's before deducting expenses like licensing, insurance, taxes, dues, marketing, etc.

Although we don’t anticipate any issues, we had a proper agreement of sale, mortgage and note, and we are closing with a title company (so there was a title search and we have title insurance) and will be using a loan servicing company to avoid any confusion about payments, balances due and taxes.

That includes your insurance and taxes.   

Verify the contractor's insurance.

Don't forget to remind her there are expenses (taxes, insurance, repairs - new carpet etc) and vacancies so rents can't equal the payment.