:) I can't stress that enough some samples of my latest flip (in contract within 24 hours)

Here's a sample (though I won't link to the ad page where I found this):Unfortunately, there are new trends where lenders are extending their "bad boy" carve-outs to include things like not sending financial reports on time, not paying real estate tax on time, or not having proper insurance on the property.Emphasis mine.If you cannot come up with the cash from other source to get the deal back on its feet, selling may well be the best alternative. 

BUT, after I got to the office today, a few hours later -- city health department calls me and said the tenant complained about debris/dust left from the work (I cleaned and wiped everything down) ... and they were taking dust samples back to analyze. 

I wish I could directly find the post because it has more info in it.Here you go https://www.biggerpockets.com/files/user/drobertson/file/sample-contractors-scope-of-work-documents I also suggest you do a Scope of Work search in bigger pockets (forum, blog, etc).  

Earth tones that blend in with the surroundings was not a smart decision for new signage and logos.I compared Monthly desk fees, transaction fees, E&O fees, fees to corporate, split % to me, cap to 100% commission split, whether there are mandatory meetings, whether there is company provided lead generation, whether a CRM was provided by the brokerage and whether there's a % paid for your own recruits.It all came down to this: I took a sample transaction with a $2,000 gross commission and applied fees and splits to see where I did best. 

They have samples to look at also for the credit report and application etc.

Overall we have a small sample size I will admit it, but so far it's been easier than my parents rentals to rent out.

A sample is below.There are 3 sections in my comps.  

What type of sample size are we talking about over those 6 years though?

Please keep posting and updating us on your results and observations.You are getting so you have a big enough portfolio to be a meaningful sample size, so you can make some solid conclusions.