All its going to take is one or two very bad, very public deals and then there will be a lot of regulators looking at it very, very hard. 

The terms for the loans are really bad since she has negative income.

A good manager can keep a mediocre investment successful; a bad property manager can destroy a good investment.If you find a good PM, they will tell you which neighborhoods and property types work best for the market.

It makes it very easy to find customers even with bad support.I am leaning towards going with the click plank option as I was told, that when it clicks together it adds another substrate or "floor" basically and that with the attached underlayment does a pretty good job of reducing noise.I looked at adding gypsum concrete (gypcrete), self leveling cementitious subfloors, wool insulation under the plywood, and another type of cement type floor, but they all have their pros and cons and doesn't seem to be worth the extra money in the end. 

Again, PT is the one that voluntarily mentioned that he/she is getting the divorce and he/she also stated that he/she is the co-signer on the soon to be ex wifes/husbands mortgage (which has shown on prospective tenants credit report) but the soon to be ex is the one that currently  pays the mortgage AND WILL CONTINUE TO PAY MORTGAGE.

That being said, these will also have the strictest underwrites, including credit, DTI, and asset requirements. 

Does anybody have any recommendations or suggestions of other services I should try or good/ bad experiences using furnished finder?

I have a few other quotes for STR coverage that don't look bad but not as fully loaded as Proper and many of the business aspects of a STR.  

You'll always be safer with that, a written contract, and paying via debt/credit card assuming their licensed & insured.Where in Houston are you looking?

I'm also not familiar with the market in Knoxville, so let me know if that ends up being bad advice.