How do we go about creating a spreadsheet so we have better knowledge when buying our first property?

Positive reviews don't just show up, it requires the agent to provide good customer service and market knowledge, further it will be a good indicator of their deal flow.

I spoke with a lawyer who quoted me at $5,000 to create legal documents for this sort of transaction.

Most of those contractors get slammed with work and instead telling the truth to the customer they choose not to pick up the phone or promise something (because they feel bad) and not follow up...I do flips my self and most of the times I use subs - small subs.

If they are creating a health hazard, damaging the property, or interfering with the neighbor's right of quiet enjoyment, deal with it.

*This post does not create an attorney-client nor a CPA-client relationship. 

This is why I always recommend using an Independent Agent that has the best interest of the customer at heart, not the best interest of the companies bottom line. 

If you rent month-to-month, you get 30 days notice any time of year with nothing to mitigate your risk.There's a big difference between "charity" and offering a discount to reward good customers.

@Ryan Blake There is no Secretary of State supplied form that creates a series LLC in TX.

Wouldn't it be better for a new agent with no local network to draw upon, to try to work at a new home builder where you might make less money per sale but at least you have sales and can turn customers into potential clients down the road?