I have two questions when looking at the reciprocity requirements (3rd option, since I've had my license for less than two years).1.

Some folks may reciprocate and ask you the same question, and that is the opportunity to share your passion for real estate investing and what you are doing.It's a fine line, as you don't want to seem like you are pitching because that is a huge turnoff.    

Specifically, while the restrictive covenants expressly require Lot 1 to be sold contemporaneously with Lot 2, the covenants do not contain any reciprocal language requiring Lot 2 to be sold contemporaneously with Lot 1.

Then reciprocate by giving them your business.YOUR TITLE COMPANY, OR YOUR CREDIT UNION, OR YOUR BANK. if you are having problems with a real estate agent, it may be they know you are USING them with no intention of reciprocating.

Yes, there is a reciprocity agreement, at least among most states.

I know there is something call tax reciprocity, but not sure if it applies in TN. 

A lot of times I genuinely want to share the fruits of my REI labor; paying for friends’ dinners/outings, etc but I then feel guilty when they start to feel like they can’t reciprocate.

Even if the two states have reciprocity, it will take a long time.

I'm a gc in Arkansas and have reciprocity in Oklahoma.

I believe there isn't any reciprocity between Fl and CA so you probably need to meet all the standard requirements.