But as with anything that comes to being a long term real estate investor time will work in our favor, neighbors will come and go and the “new rules” will become the status quo. 

Do yourself a favor, join a LOCAL rental housing owners association.They have the forms you want at a cheap price and usually have attys to review/renew them.As a landlord, accurate paperwork is your best defense.

The process can take months, even when it goes in your favor. sorry, but that is the way it works. 

There are definitely people who do BRRRR w/o a traditional job but many of them have experience or a track record in rental properties that a bank would look favorably upon.   

I'm doing a friend of a friend a favor by talking to this agent again, I was hoping someone may recognize her.

I never personally have spent much time negotiating these fees as these are the people that are on your team who you will need a favor from in the future.

Just closed on my cash-out refi on very favorable terms with Mutual of Omaha mortgage with the property being valued at $130K Lessons learned?

Since you're looking to buy-and-hold assuming it cash flows well and you're planning to hang onto it for awhile that works in your favor. 

In my experience contracts for purchase of auction property are heavily weighted in the seller's favor so having an attorney review it would be a good idea though the seller may not be open to many changes. 

The demand heavily favors landlords and appreciation.