We do 7-8 flips a year and always use the same local closing attorney.  I'm wondering if it is common to negotiate closing attorney fees due to repeat business for the CA.  When we purchase a property, we have CA fees...

The approved contractors have to meet insurance guidelines (often not met by an average company), typically are certified by national and state agencies in home energy efficiency, and invest around $10k in energy testing equipment just to participate.

Get your license but focus on either investing or agency. 

I work for an STR-only real estate agency, and we have agents in 20 STR-friendly markets who know this field inside-out. 

Virtually none of my units meet the current rules but all are legal because they were legal when windows were installed.   “(1) An enforcement agency, until January 1, 2030, that issues to an owner of an accessory dwelling unit described in subparagraph (A) or (B) below, a notice to correct a violation of any provision of any building standard pursuant to this part shall include in that notice a statement that the owner of the unit has a right to request a delay in enforcement pursuant to this subdivision:(A) The accessory dwelling unit was built before January 1, 2020.

My concern is that all of my info is coming from the agency and I do not know how to find and evaluate properties/deals yet on my own.

I did get a judgement against her, had it recorded, engaged a collection agency, but after 3 years have yet to get paid. 

She served papers by a processor 9/30/23 and had gotten a lawyer, gotten paid up and was currently paying a collection agency called diko?

Many Sect 8 and other agencies.

Various collecting agencies will report to the credit bureaus.