If we bought another house the mortgage would be low 7% interest and on a 350k-385k home our mortgage would be about 3 thousand (Anything cheaper is a less desirable location or unlivable).

Some require that you pay a fee in order to see the lists of foreclosed properties…I have yet to find a way around this

However, that doesn't mean there aren't good investment opportunities available.Richmond has a diverse real estate market with several neighborhoods offering potential, though it might require looking into properties with different strategies in mind.

I tell them upfront in my ad and in my conversation what's required.

For the DSCR, some lenders require a period of prior investing in order to qualify for that loan, for example one prior year of investing.

What does your lease state about landscaping and yard upkeep requirements. 

As long as you meet the requirements for both statutes you can take both.

I see that you required contractor to have General Liability and workers comp insurance.

I guess you could keep refiling the deed to show change in fractional ownership...Obviously, this requires some serious looking over and structuring from a qualified professional or two, doubly so since it coming out of probate. 

You will have to become active and join a firm (affiliate) where you'll have oversight, and if you want keys to the kingdom so to speak, you'll have to subscribe to your NAR MLS, perhaps your commercial board, and all the memberships your firm requires.