I'm a Civil Engineer & work with developers, the "Will-Serve" letters are important to my clients on my larger projects, so we know if the City will require the developer to pay additional cost if existing City Utilities do not have the adequate capacity. 

Your problem exists because you haven't enforced it.

For example, I am working to help pro-foreclosure situation to avoid foreclosure and complete a short sale when they are deeply under water (yes this exists and is quite prevalent in many fha home buyers still to this day).

You should be able to call your agent and list it like an existing property.

In buying my first investment property, I had success with uncovering rent amounts by simply talking to existing tenants (if it's currently rented, politely knock and ask questions, you'll be surprised on what they share).

I am not sure this exist.

I am thinking about getting a license for my own personal investment needs and do not want to be part of an existing Real Estate Brokerage firm.Thanks

Bonding insures your project gets done, insurance Work Comp and Liability (Yes BOTH) prevent you from being hung out if something goes wrong, and licensing insures that a minimum amount of knowledge exists to be a GC.Skills test- go and see a finished project, see one under construction too.

Home warranty companies exist to collect money, not to pay it out.

I am considering purchasing a single family dwelling in Texas with an existing tenant who has not paid rent since February 2021.