Financially it would be good not to have to deal with this until after the New Year, but I realize I am kicking the can down the road and there are no guarantees how much rent I would get between now and then.  

At the end he shared his financials.3 bed / 3.5 bath, ~1,500 sf rowhome in an up and coming neighborhood in NW DC. 

Here's another https://clintcoons.wordpress.com/2011/11/03/how-to...Here's yet another http://info.legalzoom.com/sign-behalf-llc-23236.ht...The whole reason to have an llc, which is not absolute protection as numerous discussions on here indicates, is to create a separate entity than yourself.

I do not want to do the same mindless work anymore and want to create wealth and financial freedom.

And having a license would benefit me in that case, cause if i sandwich, any transactions done represent myself and not the seller but I'm still protected if people get sue happy. 

I want to enter into this industry for financial freedom and to be able to leave not only money for my children, but a business and knowledge on how to continue it and be successful.

This means that before a potential buyer is allowed to enter negotiations, and certainly before sensitive financial information is released, the seller and or his agent will want to be convinced that the buyer has the ability and willingness to complete a purchase.  

Lenders in this space tend to create their own form docs in order to sufficiently protect themselves.Title company has a certain set of docs, this usually pertains only to the Title Policy on the property. 

In building my portfolio, I want to continually think of ways to gain traction and accelerate towards my financial goals.

It could even ruin the seller financially, because they didn't understand the situation.