Upgraded the backyard and re-styled and provided high end furnished to the home What was the outcome?

A buyer agreement is the legal document that provides the agent with the assurance that he/she will get paid if they work with you to complete a real estate transaction. 

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

If it provides a nice return on investment and you plan to hold it for a long while, then it makes sense.

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

How much "fantasy" is provided?

@Jillian Alonge A HELOC provides quick access to equity for your next property but transferring the property to an LLC via quitclaim deed may trigger the due-on-sale clause—check with your lender.

Could you provide guidance on how to navigate this situation from both a tax and mortgage perspective so I won't have issues getting my next property?

I wonder if your local MLS provider has a list of MLS_only brokers in their system?

The struggle comes when you plan to sell, pay close attention to how the bank would treat the loan in the event you would sell.Even though its a bit more work, banks are typically open to these loans as it provides them with additional collateral in the event of default.