If it becomes a rental, or you start renting to a non-owner, do you reinvest the earnings or distribute?

Otherwise you simply may want to take an equity draw which is a non-taxable event (check with your cpa). 

Not to mention its illegal for Real estate agents to pay referral fee's to non licensed persons

You’ll either drown or learn how to swim.

Add something similar to this to your lease:The Tenant covenants that he/she will not allow refuse, garbage or other loose or objectionable material to accumulate in or about the house and/or yard of the said properties and will at all times keep the said premises in clean and wholesome condition.At that point it becomes a fairly generic notice of breach, detailing section number, timeline to remedy, & consequences if non-compliant.

That order is published publicly.  

Your expert input is greatly appreciated.Down Payment/Option Money  Research found - 1%, 2.5%-7%, $5K, non refundable, partially applied to purchase price. 

I am looking into first creating a non-profit for purposes of acquiring, rehabbing distressed housing; then renting out rooms to seniors/55+

Non owner occupied you pay taxes on the profit of a sale unless you 1031 exchange.  1031 has some challenges but there are experts that can help.

By the time its out to general public its already old news.