You can go to your states site to form one, it typically doesn't take much time, you can do it online and the cost is a couple of hundred dollars usually.Please reach out if you have any questions.

Within 2 weeks of me showing up everyday the contractor was suddenly finished and left the job site.

Cozy also has online rent payment and syndicates apartment listings to a few sites (realtor.com, doorsteps.com) as well so it's a good tool for small landlords. 

There may be sites or services that will give you a vacancy number.

I had allowed a contractor/handyman doing work on various properties I manage and own to live on site while he was doing the work in one of the apartments. 

My fiancée and I are looking to buy our first place maybe next year, I was hoping that I would be able to put 5 - 10% down and still get first time home buyer (cmhc site specifies primary residence, not investment properties).

The sellers also have their eyes in the sky in regards to pricing because they believe that the commercial aspect is enough to raise the price, even though the land is outside the development currently.Does anyone have any advice, tips, or knowledge on the subject?

Doing a LO in TX is so difficult that the official State Bar of Texas Real Estate Practice Manual (our form bible) completely removed the paperwork.

I'm having trouble putting faith in a tech company to provide tech services that I can't even get setup.I give a lot of leeway to the program simply from the BP referral to the site... but has anybody used this yet?

If a rough estimate is all you need, I'd suggest doing a Google search as I'm sure there are plenty of sites that will give you such a number.