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?

The simple truth is that  private funds come from  trust deed investors placing it in other people's real estate.

I trusted her as a professional and a friend. 

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.

We are seeking to establish an estate plan to transfer these mortgages to Trusts without forfeiting tax benefits or triggering due on sale clauses.

To succeed you have to stand out, and when guests are paying premiums to stay they deserve what they pay for. 

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 judgment will most likely be worth as much as the paper its printed on and all you will have to show for it is a legal bill you will be paying your attorney.