The commission amount will be dictated by the listing agreement you signed.

@Matthew DrouinThat is a great position to be in.Now with regards to the refinancing options and how much you should take out, I'd say it depends on what your plans are.If you are planning on holding onto to that rental for the foreseeable future, you should stress test that property to figure out how much minimum income it needs to generate each month to meet your mortgage payments.That monthly would dictate how much you can conservatively take out after refinancing (and providing that you lender is OK with that too) without exposing yourself.Now if you have other deals that you want to pursue and you need as much cash as you can lay your hands on, you should take out as much as your lender would allow you to.Personally, I'd go for the option 1, especially if you have the  ambition is build a sound rental portfolio.

Actually,, YOUR State law dictates the period required to return a sec deposit statement.For some one like this,, I would have done a statement with outstanding rent owed and included a statement the date apartment was listed for rent,, and that the outstanding balance due would be adjusted as to the date the apartment is rented.You might have missed your window,, you might be out everything,, What did tenant sign when she left ???

I'm pretty sure there is no "set protocol" dictating such details.....maybe someone's opinion, but we know what that's worth.

Figure out how much you'll be able to get with the VA loan and let that dictate what you buy.

As far as license for wholesaling like @Chris Heeren said, its gray, the terminology that dictates what activities  require a license are (for a fee and for another) and a fee is described as compensation or a thing of value, so it doesnt have to be money.

Thanks for the response as well Paul, my concerns are not necessarily around depreciation (I’m pretty sure that buildings are depreciated over 27.5 years opposed to 20 years) or other deductions that are typical to long term rentals but rather tax guidance that dictates what is a schedule E rental portfolio vs. a schedule C business similar to hotels.  

While there certainly reasons a person may need a place quickly, logic dictates those looking to move in 30 days are more likely to be good prospects.

Then we had to replace areas of framing on interior and rebuild the window framing plus repair the aged window, but you might need to consider new window as well based on how many on that wall. then drywall and any other infrastructure that needs to be done on that wall: electric plumbing, etc. that affected wall had plumbing so new code dictated double wall with insulation on outer most wall which added additional cost. termite damage went as high as the roof truss and I needed to replace a beam, but luckily above the bottom beam was the only affected area.

@Nina Grayson CA laws may dictate something specific, but you need a contract between you and the "reverse wholesaler".