Yes, the debt is what I am leaning towards simply because the property isn't so big that I need a partner to secure a loan.

You can collect the commission through your brokerage when representing yourself.....but the listing has no obligation to reduce the commission if you simply use the listing agent, and typically would not discount the entire buyer agent fee as they still have communicate/deal with you, in place of your buyer agent.

So here's the ultimate conundrum:- sometimes I pick a few benchmark properties in my target area and track them to see how they're performing, BUT... you never know which dates are true revenue dates and which are simply the owner blocking the unit for their use!

You have a duty to be efficient, otherwise he could claim that it took 73+ days to rent simply because you dragged your feet after receiving his move out notice.Read your own lease, and if the tenant is required by your lease to cover the costs, I would inform the tenant, also in writing, that you "accept the offer of 2 months rent, in advance, as escrow for breach", and that "tenant shall be responsible for any additional re-rental costs; tenant shall receive a pro-rated refund if the unit is re-rented in less than 2 months."

Simply put, if you're not using an agent, don't use agent-specific forms. 

You need to enter expenses or have them sync with a bank account (dedicated bank account per property is best to start).

Or separate and simply buy an investment property with the 1031. 

To simply put it, Yes, its a conflict of interest 100%.

They are simply a marketplace. 

I knew it was the wrong thing, but once you're behind, you simply stay behind.