I will file a special use permit with the planning dept.  

I want their signature on a piece of paper for my files. 

Did not give us full payment for the security deposit and said previous landlord had taken it from them so they couldn’t pay it.

Thank you Irina,The QCD was filed immediately after purchase, so all Cap Gains will have occured during the partnership.

Just for reference, on a commercial scenario, a good company can do a turn-key 100k jobs with no problem, but the question is, how secured is the client, how long can we get our money back, and at what profit margin?

Here are links to properties my clients have purchased https://www.biggerpockets.com/files/user/chicagobr...https://www.biggerpockets.com/files/user/chicagobr...That will give you a good idea of what to expect

I already have an LLC from a previous consulting business, though it's currently "administratively resolved", a simple fix by filing the state fees.

All the entities will file taxreturn though.  

There are certain loopholes in securing a second FHA loan, if you prove after a year that your job moved you over 100 miles is the most common. 

So that tenant will be paying 3 ways (Security deposit, First Month's rent, and Agent fee).