I have been looking online and have been unable to find out how long it usually takes for the state to approve a new licensee.  

Realtors usually will give you a more accurate value of the property and bring clients.

I've worked with several management companies through our projects at Better Coast Capital, and this is a list of the key factors I usually look for when selecting a new one.

We only require first month's rent and a deposit, but we usually vary the deposit, so tenants know it isn't to be used for the last month's rent.

Then we get an equally good replacement person, and the group doesn't terminate or explode at random times, nor do they want until the 12 month lease is up and then terminate or explode which seems like the usual American profit-generating situation for property managers. 

HMLs can do a % down of the ARV and finance your rehab too depending.Refinancing usually has a 6 or 12 month seasoning period depending on your local credit union/bank and usually they require 1 year lease.Lenders- if you are going conventional, and have properties in your target market that would finance (ie no roofs that need to be repaired or major mold issues) then just start talking to local lenders and see what their requirements are. 

Basement sqf is usually not counted as living space for appraisals.

Often times buyers who are going to live in a Neighborhood of $100,000 homes usually don't have that 10k cash laying around. 

After a few minutes there guard goes down and you can usually get a feel for who they are.  

is what makes me wonder if we are in a mania phase, which is usually what happens right before the bubble pops.