Without the visual of your ad, i’ll just add the following.If you’re getting clicks, but getting no leads, theres a disconnect between your messaging ORReduce the number of steps a user has to go through to sign up/fill out information.Ask no more than 3 important fields that you absolutely need to follow up.

You can use a registered agent service for the llc, but the lisensing laws likely require a real physical address for the brokerage, a sign, and 3 dozen other things. 

(not so important but if they only require 15% down on a single family home that is usually a good sign that you are working with a flexible lender) Can I change title to my LLC?

I rent myself using signs, Zillow, and sometimes Craigslist.

They would need to sign a gift letter for the lending institution to honor where the money came from. 

Are there any clauses I should make sure to include before signing anything with him?

Your sign usually attracts more prospects. 

I just had me sign the closing docs.

I am considering signing a master lease on a studio downtown solely to rent out on air bnb and am curious to know if anyone has experience renting out on Airbnb during the "off season" in San Diego. 

Once you pass inspection you can sign a lease and move the tenant in.