Baltimore allows for multiple house hacking activities. 

Easy to rent area, close proximity to a variety of activities (shopping, the highway, places of worship, entertainment), price was in my budget and only needed cosmetic fixes as the furnace and central AC were all fairly new.

We cannot use the SHST rule because we have greater than 2% spending on just repair and maintenance.Is there a list of common spending activities on rental properties and the various current tax rules they fall under available anywhere?

They are two completely different activities. 

And all that conjecture can lead to  a major brain hemorrhage.  

I'm just sitting here reading the verbiage of the exclusive contract, and it makes it seem like the one agent can be the only representative, however, when I called and asked her for clarification, she claims it's for only the properties we look at together, or the ones she is actively listing.Can I get some insight from an agent or buyer who has gone through a similar situation before? 

I see this being a major issue long term.

This is an active rental property and the lease lists the personal name not the LLC.I believe they have good intentions, but I want to make sure to protect myself.

There are plenty of mortgage brokers out there that will shop your loan to multiple investors/lenders to get you the best deal and the seasoning will not be an issue.Talk to @Andrew Postell - he is very active and can help you with the back-end loan.Andy

Unfortunately the majority of them are completely wrong.