You need a license if you're going to manage other people's properties.

I'm in a small town so the people aspect is a huge consideration. 

Most people assume that house hacking means living in a 2 bedroom 1 bath duplex.

After 47 years in RE I see far to many people let tax driven decisions lead to a bad real estate decision. 

a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).

I do not know how they are handling new customers verse the Midland existing customers.Regarding the customer service it seems the people I dealt with are still employed and only my "personal rep" as it were, was promoted and another took her place.

Try being positive, it puts a smile on people's faces.I just joined the Mercedes forum too.

Then I work with a local insurance broker give them a valuation of the property, explain that the property is being rented and by how many people.

There are definitely people with more experience than I have, but from what I understand, Proper insurance (and probably other companies) will cover like a commercial policy, as well as a personal property for your own personal use.  

Then when you have enough money for the 3.5% down, buy a place that you can live in and rent out spaces to other people.