In Arizona we have anti-deficiency statutes for primary residences, so they are instead mandating borrowers sign promissory notes prior to submitting the short sale to the investor.

Now if it went to court in my backyard, it would clearly be in favor of the corporate interest regardless of violation of other statutes and precedence from Fair Trade to the long standing basics of buying anything low and selling high.

Dorraine the key is whether you are working under a brokerage or licensee.If you are not working for a brokerage but a corporation as an employee and are a manger you do not have to be licensed.The company you work for should have an attorney interpret the rule.There are gray areas of the code subject to interpretation.Them being wishy washy has been my experience as well.In general law when a statute is ambigous (not clear) that part which is not clear is held to be unenforceable most of the time.What the GREC us trying to avoid is giving you legal advice.When you call them their answer if anything is questionable or unknown they will say NO.That doesn't mean they are correct they are just playing it safe.This is why many companies run things through their attorneys to make sure what they are doing is in compliance with the laws and statutes as stated.

Or would we protected under the Florida statute which limits the liability of the mortgagee to the lesser of 1% of the mortgage or 12 months of HOA fees?

Read up on your state statutes to see how long they have to go a loan.

So landlords generally don't put the water bill in a tenants name.We're also required by state statute to "Supply running water" to the property.

All my leases have always been written to default to month to month after the 1 year term.I know that the Statute of Frauds only applies to contracts that are longer than 1 year so I imagine it could be possible to have an auto renew since 1 year or less does not technically need to be in writing.

I'm sure there's no law/statute Requiring a mortgagee getting a property back at foreclosure to pay the past bills themselves.  

And by the way, since you've done a 1031 exchange you will probably have more personal exposure to the 1031 statute than that field agent. 

If you read the FL statute 475.01 you'll find that if you advertise a property on behalf of someone else and you don't have equitable ownership (title to the property) then you're brokering.