In your second example where your company enters into a purchase contract with your father for $135k and then he assigns the contract to you for $150k, I'm guessing (since you mention getting a mortgage for this transaction) that what you're hoping it will do is create an artificially high sales price so you can get a mortgage on the higher amount (i.e. $150k vs $135k). 

I've seen LTVs / loan to values go up to 75%-80% cash out and 80% for purchase.

Currently in Las Vegas, NV where the barrier to entry is high in terms of costs SO I'm looking elsewhere. 

It also maintains/improves your property value.

I'd think there exists an option for a loan of SOME sort that only cares about the value of the asset, and that the loan stays current.

An an effective way to use a HELOC would be on a value add/BRRRR deal.

If you stop chasing leads and start earning business by showing your value versus the rest of the scabs in our industry, you will be able to call your shot on your commission.I sign all of my buyer agency agreements now at 3%, but with the proviso that if the seller is offering 2% or more, I will go down to that amount.

It was just a signed paper about the holding deposit, that if the tenant doesn't move in by the date it's forfeited and if for any reason the landlord decides not to rent then the landlord has to give back the holding deposit.Exactly, and I am not a lawyer, but the "paper" you signed about the holding deposit sounds like a "bilateral contract" where in exchange for this deposit you agree to provide them with a lease.

I was constantly having to prompt the company to provide me with updates on their payments.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!