In my state, you have to put the license on hold, and then before you can reactivate it, you have to show proof of completing 40 hours of CE. 

. $30-40k a year is not enough to manage REI, if anyone tells you it is it's either they got something to sell you or they have not faced a cycle or two of financial hardship(economic not necessarily personal).

I would just be cautious about taking on such a high cost basis this late in the cycle because when we see the next buyer’s market it will probably cut into your equity.

What proof If any can I request from the tenant to prove this?

Is DIY cost segregation audit-proof?

Owned Car with $852 Monthly PaymentSince you've refinanced this loan to remove the borrower, the lender likely needs proof that this payment is no longer your obligation.

He could potentially bring up the deposit but he'd also have to show proof he notified me of his vacating.

This works almost everywhere and is almost fool proof.

If you are in the market as a realtor, particularly at this stage of the cycle, you know how to generate leads.A slight shift in focus from listings & buyers to distressed purchases is the move to make. 

What proof do you have they have made the past 12 checks on time?