The industry is so ripe for discussion with all of its: negative stigma, tenants/toilets/trash, fee-drivenness, landlord friendly, investor driven, technologically evolving and legislatively active...environment.There's the historic landlord and agent PM legal agency relationship with a traditional scope of service, duties/responsibilities between LL&T, evolving retail/consumer trends/expectations, etc.

The Franchise Tax Board (CA's state tax agency) takes a broad view of what constitutes "doing business" in CA. 

 It all depends on the agency/agent that is hiring you.

Go here for Texas Education Agency Ratings of School Districts & Campuses. https://tea.texas.gov/2017accountability.aspx Even with these ratings an In'The-Know REALTOR can provide valuable insight.

Since I have never worked with a commercial real estate agency, could someone share if this is a reliable way to get some ballpark figures on raw land?

For a smaller complex not financed through agency debt, you have more freedom to fund upgrades organically through cash flow; i.e, pay as you go.  

As far as I know Susan is by the Big Bear Elementary School and Tracy won't be an option.I got quotes from all brokers I was referred by local professionals and contacted other local brokers I was able to find online, but looks like Big Bear companies want a good cut or have no providers to write in the area.Also still shopping, but what works for me is when searching "vacation rental insurance", in the results companies like CBIZ provide great and better coverage for less money compare to local brokers.Need to call around because looks like it could be different for every house located in different areas of the valley, meaning what works for Jared may not work for Susan because they are far apart from each other.If any other short-term rental insurance agencies see the message and feel like they can provide us all with a reasonable policy, please join the conversation, would be glad to see you in here))

In addition, I sent what is called a "goodwill letter" to the collections agency with the payment, essentially asking them to remove the derogatory mark. 

Get his license number and look it up at your state regulatory agency.

The Agency is well aware that unlicensed “wholesalers” are rampant in our jurisdiction.