If you are doing your own construction and its vacant, or to use some hard money lenders a lot of times and to really ensure the private lenders position and strengthen your proposal, you should get some construction insurance.

I'm personally at the point that I'm willing to work longer/harder to ensure the happiness/comfort of my family.

HOWEVER, as the property owner I would want to ensure my investment is being taken care of.

If an agent doesn't present you with any barriers to ensure you aren't wasting their time they are likely wasting yours.

I want to ensure quality long term tenants, low vacancy, and higher rents (hopefully leading to better quality tenants).All houses 3bd,1ba.

Your tenants have the luxury of a pool without the hassle.If there is a community pool there is also likely an HOA, so as Wes mentioned it is important to ensure they allow short term rentals, or rentals at all. 

I don't know the size of this deal, but with RTOs, I'd for sure run the contract by an attorney at least and probably a CPA to ensure you aren't biting into a rotten apple and you get a good idea of how much cash flow is left in each contact if you can't figure it out yourself.

Let them know your strategy, your goals and what your business plan is to ensure that your business plan aligns with theirs and you can both work towards the same goal.

However, I highly suggest you consult with your attorney to get these terms hammered out and put on paper to ensure you have it set up correctly and legally.

@Greg Dowdell I haven’t done this, mainly because the landlord in RI is ultimately responsible for ensuring that the property has running water and sewer, which in practice usually means s/he pays the bill to ensure that’s the case.That said, you can certainly try to bill it back to the tenant, but if they don’t pay you will end up paying the bill anyway because if the water is shut off then you will have breached your implied warranty of habitability, and I believe it would count against you if you ended up in eviction court.So, basically you have to hope that the tenants are good enough to care about paying their water bills consistently, but not so good that they google (or ask) around and find out it’s ultimately the landlord’s responsibility.My main concern as a landlord would be how it would play out in eviction court.