I would also like to take part in some transactions as a listing or buying agent.

Until the last 12 months or so (basically when we got the new city manager), I don't ever remember seeing any construction jobsites that had been shut down (talking residential & small MF).In the last 6-12 months we have seen a dozen or so stop work order signs on various houses.

Sometimes the question isn’t whether you can make money on a particular transaction, but if you can make more money with less aggravation somewhere else?

Did she sign a lease? 

You signed a lease with her at a rate you were comfortable with, friend rate must have been mutually beneficial.I would confront her about it if it is spelled out in the lease that she can't do Airbnb (Airbnb is not the same as subleasing...do hotels sublease you a room?).

Lucky for us, she agreed and signed.

When we went in to get the keys, all the windows were open, tenant tries and gets us to sign a document saying they get their deposit back in full.

I’m hoping to use the information that I learned from that one transaction and the information on BP to find additional deals in the future, while making new relationships along the way.

Do we go to the lawyer first and after contract is signed do due diligence?

I'd expect them to look at my financial situation and assets to gauge my ability to make this type of transaction, don't you think?