I read another thread stating that the landlord really can't be listed as additional insured on a renter's insurance policy for because they have no real loss to claim (in more insurance-esq terms).Do I then have any ...

Not a big difference but I do have some equity to free up that can be used towards a future down payment.My biggest issue is that I have great credit and would be more concerned about the potential negative effect of a credit inquiry, and might be better served simply using the good credit (as is with no further inquiries) in order to borrow a bit more (instead of a refi for extra down payment money).

In today's world, with the plethora of technology regarding communications and document sharing, you no longer need a local CPA.  

I've had a couple who really don't want my business given their lack of communication.  

Glossary of Real Estate and Finance TermsAll Publications of the DRE – BREREAL ESTATE LAW AND SUBDIVIDED LANDS LAWAs amended and in effect January 1, 2015 From the Business and Professions Code REGULATIONS OF THE REAL ESTATE COMMISSIONER As contained in theCalifornia Code of Regulations PERTINENT EXCERPTS FROM THE BUSINESS AND PROFESSIONS CODE

In effect, the tenant would be disqualifying him/herself, or just simply withdrawing the application.

Give her some time to get out and have her sign some sort of agreement to that effect.

I have access to literally thousands of absentee owners and it gets overwhelming real quick.Im trying to narrow my search so i am focusing on those out of state.Is there anything else or any other criteria i could use to narrow my search to make my marketing more effective?

So, the fact that the homeowner's policy is not in effect is a moot point. 

You don't trust her and she is playing a part by not earning your trust; however, aside from all of us knowing this -- have you communicated it to your property manager?