@Noy RivlinMount Washington: Pretty much all good.

While I am a lender, I personally use hard money on all of my own investment projects.

Both of us are pretty young so we don't have much capital at all.

Even before only every 5th deal or so would truly allow to recycle all cash and generate 25% equity. 

If you convert into your primary residence you still have to recapture all depreciation. 

I have all of my *bare minimum* requirements listed on my listing so maybe funneling them to the showing asap and then getting them to fill out the application would be better?

Aside from being licensed in all 3 states what else should I look for in a good quality agent? 

The injunctions may disappear quickly, and you will be required to file or face heavy fines and penalties for noncompliance.Be safe and file is our recommendation, file all your Corporations and LLCs now.We will keep you informed about this.

The cashflow should cove ALL of the expenses for the primary (mortgage, taxes, insurance, utilities, etc) AND put money in their pocket.

Not all, but most.