I am not an expert here but my thought is that you would learn a lot by getting your license and have more credibility in the industry at large so if your time and finances allow- get that license:)

@Edgar Duarte Selling now under the primary residence exclusion avoids capital gains taxes, allowing you to reinvest the $500K equity in diversified assets like index funds or additional rental properties.

But IRS allows an IRA to be invested in anything except life insurance and collectibles.

If borrowing, use a non-recourse loan since personal guarantees aren't allowed.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

But the IRS allows this deduction to both of us, due to them taking shortcuts in their auditing process.

Second, Texas also allows Texas homeowners to do cash-out refinance their primary residence.

The lender clearly didn't communicate with you or set proper expectations, which is why it seems the expectations you have are inaccurate.Most lenders will NOT allow you to order your own appraisal/BPO. 

I would allow for differences of opinions that are amicable, and even sometimes heated, as long as names and profanities aren't used.

The Purchase and Sale Agreement is the contract that you and the seller sign which allows you the option to purchase the property at the agreed upon price.