I have worked in Residential Real Estate and currently work as an Analyst for Commercial Lending and I am ready to be on the other side of the transaction.

And I'm assuming "lived there" is past tense, as in you're not house hacking there.One way to get an idea of where rent should be is Rentometer or BP's rental estimator, and to cross check that you can go to various RE sites and map rentals and compare rent prices in your area. 

Your title company will feel comfortable insuring the transaction, safe in the knowledge that the previous title insurance policy can be used to pay off any unreleased prior judgments. 

I don't take closing costs into account when comparing properties, as that can widely vary between different transactions/negotiations. 

It is just 5min driving from the downtown.There is actually an old mine on the land :) You have a road who cross the land (2 access to the land) City water underneath of this road.

Do you take 6% off the top of every transaction and do you have a 10%-20% mentor fee and if so, for how many transactions?

However, are you planning on doing any (or very many) transactions in WA? 

However, how to conduct transactions and banking within the LLC is probably best discussed with a CPA.

Look into how easy their preferred method is and as long as it can be traced and doesn't require high transactional fees I would let them use it.

It also depends on how the transaction is structured and legalities in the state you operate.