TravisIf I'm GC'ing the project and paying subs, I usually pencil $50/sf for cosmetic rehab, $75/sf for medium rehab and $100/sf for full gut as a starting point.

And, their money does indeed come from private individuals.True private money, which is what most folks who post here asking for private money mean, is an individual you know personally who's willing to invest in you.  

Better to pay for a professional carpet cleaner and not risk carpet damage. 

Like if they were required to pay 90% of their appraised value to purchase the property at the seller’s option?

I personally like it when there is a IRS lien scares the uninformed away and much less competition .. it also keeps those that MUST get a HML to pay off the cash they invested as quick as possible..

I added value to this deal by negotiating with the sellers to credit us $30,000 and to pay for all of the necessary fixes during escrow.The real value add though is in the capabilities of the property.

Most folks use encodes 

Can I sue them or report the agent to the ethics board and have them pay the total fees incurred due to their insincerity?

I did not have your mentality at 21.I'd say you are headed in the right direction with the strategy you are considering - househacking.You'll be able to use a low-down payment option, learn to manage properties, create systems for managing maintenance projects, have your tenants pay most or all of your mortgage,... the list goes on.There will definitely be hurdles but like you said...you'll make it work!

The LLC is meaningless in this equation at this point unless you are going to pay cash.