Your net business income is taxable whether retained in the business or distributed to the LLC members.Please understand that your business assets are exposed in the event your business is sued.

We can (& have) just start selling retained loans on the secondary market if we need to drum up a few million to lend out quick-like and in a hurry.

It is my understanding that we, as realtors, do not have a responsibility to the general public until they hire/retain us for our services.

My issue with LO's is that the landlord is still on the hook for maintenance (certainly for significant maintenance expenses) and retains landlord responsibilities and liability.

You essentially sell the house to the bank without paying capital gains, retain 25% equity, and still get monthly cash flow!

Do you really believe he's going to shell out thousands of dollars to retain an attorney to sue you over scuff marks?

I heard re express will get the job done (also cheapest) but if it’s too wordy and hard to retain it might just be wasting time if I find it hard to finish. 

"RCW 59.18.352Threatening behavior by tenant—Termination of agreement—Written notice—Financial obligations.If a tenant notifies the landlord that he or she, or another tenant who shares that particular dwelling unit has been threatened by another tenant, and:(1) The threat was made with a firearm or other deadly weapon as defined in RCW 9A.04.110; and(2) The tenant who made the threat is arrested as a result of the threatening behavior; and(3) The landlord fails to file an unlawful detainer action against the tenant who threatened another tenant within seven calendar days after receiving notice of the arrest from a law enforcement agency;then the tenant who was threatened may terminate the rental agreement and quit the premises upon written notice to the landlord without further obligation under the rental agreement.A tenant who terminates a rental agreement under this section is discharged from payment of rent for any period following the quitting date, and is entitled to a pro rata refund of any prepaid rent, and shall receive a full and specific statement of the basis for retaining any of the deposit together with any refund due in accordance with RCW 59.18.280.Nothing in this section shall be construed to require a landlord to terminate a rental agreement or file an unlawful detainer action."

Quite many renters for SFRs actually retain agents to assist their search.

You should then consider retaining the "Brokerage rights" to the property and you can even have that put into the deed when you flip it.