HUD, Fair housing, State Government, Local city councils, it's overwhelming. 

When the lender takes a hit you WIN.You can also go to the court house to find which houses are in foreclosures - this gives you early information even before the auction company gets the go ahead to sell at public auction. 

My goal is to house hack the next place that I stay in and would like to get an idea of the area.

- What are the downsides for the landlord, compared to a traditional residential lease to a family for instance?

I’m looking to purchase a property and the house seems in pretty decent condition.

Tenants who want to argue with you also need housing so if you can drag it out they will realize their time is better spent looking for a place that will accept them. 

If I have a house under contract that I won't close on for 45 days can I list it with a realtor or do I have to wait until I close on it first?

I bought a house last year and I went through 20+ lenders.

I just had one of my tenants set one of my houses on fire, major damage but not a total loss.

Pushing rents is one of the unfortunate parts of being a housing provider.