We had a recent applicant for one of our hoses that isn't quite ready to go yet, and boy could they spin a yarn!

If litigation is needed, the fee you paid is not applicable, but the attorney would be the one you would call for defense, in most cases.

I had an applicant tell me her pit bull was a service animal.

It did rent furnished, but the applicants who actually rented it initially wanted it unfurnished.    

Not needed or applicable in my case but they did have a nice link for me to email a few local installers !  

Must all the documents such as leases, applications and such remain at the brokers main office? 

Find out the relevant codes that would apply.Then, you need to look at those applicable codes.  

Before you do anything, you should familiarize yourself with the applicable state/county/city law(s) on the matter so you don't end up paying your ex-tenants money down the road for improperly removing their vehicle. 

Is her promise of giving me right of first refusal no longer applicable?  

Focus on a small locally owned branch with just a few locations. 15 free and clear properties should be a great qualifier on an application.