In Florida you can do everything yourself and file the appropriate documents along with the eviction to ask for back rent and damages.  

Leanne, the requirements for becoming a broker are listed fully here: http://www.dbr.ri.gov/documents/divisions/commlice...Here is a partial excerpt:Minimum requirements needed for consideration:Two-years of full time experience as a Salesperson, validated by a statement under oath from the employing broker, unless you have a Bachelor’s degree in Real Estate, in which case the two year experience requirement will be waived.

Sorry to be the bearer of bad news...

Don't fix it, bad news, criminal prosecution!

With little effort, you could do a few there are lenders I have seen that specialize in this so they work with you to have everything ready to go right  away such that you are signing the LOC documents a day or two after closing on the replacement property. 

Most major metro areas have a Realtors Association.They typically have a newsletter and or a "market pulse" type document on-line.Do a google search, find that Association of Realtors and check their web site.

The current owner paid them off, but she doesn't have the documentation.

Our forms in KC provided by KCRAR has a specific line in the Rental Listing Agreement that states, "Broker is not authorized to execute any document in the name of or on behalf of Owner concerning the Property.".  

News paper ads, CL ads, Meet ups, and digging through FSBO

Your tax documents are just part of the story.As for bankers not giving a straight answer, there is a lot more than just ratios that go into the lending decision.