I googled project management agreement and basically started with a template and altered while sitting down with the investor.

If you are the member and/or the manager of your LLC, is that a violation of the "alter ego" principle?

With a D controlled legislature, the strong possibility of 2008 tax code changes may impact depreciation schedules.Has this possibility altered how you are evaluating your deals?

Most exterior alterations have had to go through HOA approval as well (ext. light, patio cover, new windows and doors, dryer vent cutout)Our first two flips were SFR in Sacramento.

. - Constructing, altering, repairing, maintaining, or renovating asbestos-containing structures or substrates.

I started out charging it back to people - essentially adding it to their booking by listing it in the house rules and then going back with an alteration.  

Right now I will pay a flat fee for a technician to come out and this covers the total cost of the repair (in most cases as long as not structure alterations are made to the home).

One one to pierce your corporate veil is to treat your LLC as an alter-ego. 

You didn't say what state you are in but here is the law in Ohio.G) A licensee shall not advertise or alter any informational part of a listing of any property, that is not listed for sale, lease, or exchange with the licensee's broker or brokerage, unless:(1) The licensee has first secured written permission of the owner or the owner's authorized agent and fully discloses in the advertisement the name of the listing broker or brokerage as provided in paragraph (G)(2) of this rule.(2) Where such permission is granted, a licensee advertising property, that is not listed with the licensee's broker or brokerage, shall disclose that fact, in the same or larger size type as the type used to describe the property, and the name of the listing broker or brokerage.(3) For purposes of this division, the term alter shall not include limiting informational parts of a listing, provided that by such limitation, the information is not inaccurate or misleading.So my understanding is that you can advertise it as long as you have written permission from the other agent and you advertise that it is listed by them and their brokerage.

REO's have extensive addenda that will alter the standard contract provisions dramatically.