Even the ones that file an answer, in the end, don't have the cojones to try to justify their actions to the man in the black dress.

Could always dress it up with nicer trim around windows, update flooring, outlet covers, etc.

I only wanted them to reverse the charges and fix my credit reports.I went to hearing dressed like I was taking my strict granny to church. 

What that is is more of a listing agreement dressed up like an option, it's pure horesfeathers.So, I can see any state regulator considering that "option" as a disguised listing and brokering if that optionee is not a licensee and even if they had a license, there would likely be other issues, such as a net listing and brokering requirements.

Dont overthink the website, cards, etc...you want people to take you serious so you need to show you are serious so I think some signage on your vehicle, some business cards and a basic website and dressing for success is a great start.Give cards to everyone  you meet and tell them you are a RE investor...go to every REI meeting you can and start shaking hands and asking investors what kind of properties they are looking for.Differentiate  yourself...don't be lazy.  

Brand new 700 dollar wedding dresses, Prom Dresses, a utility truck and a merlin phone system.

If you are not sure, then you just don't have one.If it's just a good or great deal and the sellers are attempting to dress you up as the clown, don't let them, it's time to walk.  

She is also getting advice from a professional tenant that I just evicted so he's telling her all of these things that we are in "violation" of like the entering without permission (which like I said we have always been invited in, except on a few occasions where I had to enter to get her children up and dressed for school because cps had came and we had custody but they were allowed to sleep next door with their mom still.

Augustine...beautiful white sand beaches...good schools...music or art festivals every weekend...can dress like a pirate every day of the week...delicious seafood...lighthouse....lots of artists...great rental market...

Literally first day on the job, no keys, not to mention dressed like they were going to 'the late night after hours joint'.