(there isn't any general pet liability, at least not in my state, it is included in renter's insurance)I would hope you have a rental dwelling insurance policy on your rental already, but if not, go get one asap.

My clients are not end users but income stream investors.I do not focus on leasing or anything like that just the transaction side. 

Mine are grown, but if I had it to do over again, I'd definitely have deferred having them for 5-10 years and dedicated myself to getting passive income streams in place.

To break through this initial struggle, stay positive and rely on that network of contacts you have been building.Look for Multiple Streams of IncomeNew investors generally want to be in the rehab world.

You need a Rental License for any "Rental dwelling" which the city classifies as"Any non-owner-occupied dwelling unit in a 1- or 2-family dwelling that is leased or rented or offered or available for lease or rental in exchange for any form of consideration."

Has a detached garage that could be converted into a separate dwelling. 

I want to break into real estate investing to create wealth and generate an additional income stream for my family.

It is zoned as a single dwelling only, but it could be a great 3 unit.

Not likely unfortunately if she's not looking to part with it or move out =/It's great to research saving deals, but just make sure you're not dwelling on them, because there are other distressed sellers out there waiting for you to help them, that you can actually make $$ on :)

Only saying this because of the situation described is evidence of water hammers .. in my experience when the dwelling is left unused for a period of time.