Don't order your own appraisalto take pictures, to measure, to check the condition of the propertyOne timeto answer this question, for some lenders there are seasoning requirements for cash out and for others there are none.Again, to answer this question, we'd have to define the type of loan you're going for; full doc or stated, cash out or rate and term etc...Hope this helps,PM me with further questionsStephanie

Or maybe all the customers (Agents) tell the garbage estimator website they will pay more for listings than they will for buyers in this neighborhood, so just estimate everything high & put my picture/phone/email next to that garbage number and giant "Are You The Owner?"

There are even local "rental" groups in my market where landlords can post pictures of their units; these probably exist in your market as well (or you could create one).

How would you feel if your contractor had you added to a project management app like trello, where you can see what is happening currently with pictures, what's on deck, and when everything is scheduled.  

I do have substantial before and after pictures.

No repairs, painting, hanging shelves, nothing should ever be done by a tenant except hang a picture and only then with your preapproval.

To quality control that and make sure your signs don't end up in a dumpster, give them clear instructions to take a picture on their phone of each sign they place.

It allows you to nest multiple deals under each contact, post pictures, assign tasks, set appointments, send marketing emails, etc. 

I email the pictures to myself so there is a record of when they were done 

Kudos for thinking big picture, but the bottom line is you don't need to spend all this money forming entities to do business.