Our filters are pretty specific, so it excludes several of the more popular companies, but we WERE able to find Direct Response Associates, which can give us the list we need at a better price, even!

Even if you had a licensed agent working with you, you aren't getting any "agent representation/coverage" since they wouldn't be acting in the capacity of a real estate agent in brokering real estate.Also, agents tend to be members of the National Association of Realtors (NAR) which requires them to be honest. 

My condo association just passed a non-rental law.

Finally, having a local attorney will help you out with reputable referrals for other contacts in the future (a reputable attorney will deal with a varied clientele, so you can reach out to them for escrow agents, real estate brokers, contractors, etc...).If you want to find a good attorney and don't have any leads, I would suggest you reach out to the Bar Association of the city you are dealing with, and ask for a few referrals.

A study from the National Association of Realtors showed that 92% of buyers use the internet to begin their house hunting quest, driving home the vital need for real estate agents to have an active online presence.

You can file a complaint with the real estate division AND you can file an ethics complaint with LVR (realtor association).

Check your 401k policy of course, but for me there are no closing costs, application fees, or other associated fees.  

If you have sufficient reserves, most problems associated with rental property investing can be mitigated!

I also invest heavily in a small suburb and don't want my name associated with something that doesn't represent me or the kind of business I run.

the renter is supposed to follow Lease agreement, that is the legally binding document. so assuming that the current agreement has a cause for sublease, and doesnt mention terms related to sublease, and if it is part of a HOA or any association, that has STR restrictions you will need to check that as well, before you can start Airbnb for lets say additional bedroom that you have.