And its not uncommon for folks to hire their own broker to represent them.. as some folks think there is a conflict of interest when the broker represents both sides..

I'm states where e&o is required, it may actually then end up disqualifying you from having a license then.It’s hard to structure a scenario where conflict of interest is eliminated.  

They have a conflict of interest since they won't have to manage the tenant.

My answer is: doesn't matter-- they'll seek to avoid the conflict and I bet for $2500... they'd pay. now the real question in the OP's case is "is a search of water department's records USUAL AND CUSTOMARY prior to title policy writing and closing on her jurisdiction?

Conflicted on whether I should sit down with a lawyer to draft a lease, or if Zillow's basic lease is sufficient? 

  - A field titled "Vacant" with Yes or No values sometimes conflicted with another data field titled "Occupied". 

(Although I'm getting conflicting reports and wildly variying estimates on post-move out quotes--from the same inspector!

We also will have the schedule of values approved as part of the agreement so there is no conflicts later on.

On here you'll get so much conflicting advice it can get very confusing quick.

I'm going to be a bit brutally honest here, but from a client's perspective, they don't want to work with an agent who needs the money because it's an obvious conflict with their interests, and they can easily work with someone who has actually purchased before vs someone who hasn't.