And while it doesn't give you a very solid action plan, it gives you enough material to have a good conversation with your CPA.

You might be able to swing the conversion to a residence only because it is actually a house.

There are lots of requirements in the business world that aren't immediately disclosed, because it is either such common practice that it's not worth mentioning, or it is considered to be not terribly significant in the early stages of the conversation. 

The conversation was a really good reminder about what you should and shouldn’t do in order to rent to a friend and not lose the friendship.

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Sure you can do direct mail with an agent...I would just have an open conversation with him/her and discuss the compensation. 

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Most felonies are as well, especially those of a violent or sexual nature.

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If you PM me I'd be happy to have a phone conversation about my process.