Also I am about to procure a line of credit on some equity i have in a couple of properties, It will cost me nothing until i use it but is 100% liquid and can have it in my account instantly.

I would not necessarily give credit for the rent already paid on the furniture because it took time and effort to procure the furnishings and it was a convenience for your tenant.

I usually buy 4-5 full kitchen appliance suites a year so trying to work on my procurement sources now. 

I guess that’s the benefit of the BRRRR strategy is that you can use other people’s money to procure the distressed property, but have little exposure on the high interest rates because of your ability refi with more traditional financing in the short term.

Looking to do individual leases per bedroom and include basic furniture and home itens.

So it's the brokerage that would need to agree to modify the listing agreement and fee structure  with the seller.The listing agreement might have a protection period built in where commission is still owed once a buyer is procured even if the seller chooses not to sell the property.

a great real estate team that procures the lots for us and then resells..

That being said, I was able to procure my first buyer client roughly 6 weeks into being licensed.

This route requires the seller to procure capital sources other than the equity the seller has in their property.

If your agent showed you the property and/or submitted an offer for you he already has procuring cause and will be entitled to his share of the commission regardless of what happens next.