This whole thing just doesn't seem right. 

I know placing judgment against them doesn't actually guarantee any payment to me, but didn't know if them filing bankruptcy made it any more or less likely that I would receive payment.  

my agent usually does a 200$ home depot or lowes gift card based on whats closer as well as special gift. example- custom welcome mat or a front door placard with clients last name on it. if its a repeat client or customer or partner it would have to be more personal such as idk maybe local sports team tickets or shows doesn't need to be crazy but they wont forget you ever. 

The disclosure to the seller that you are an agent is not an issue for most sellers, as long as you're transparent of your intentions.It is not necessary to startout with a license and having one doesn't hurt either. 

Many CPAs, such as myself, work remotely as well so doesn't necessarily have to be in your state.

If that doesn't work....

I'd say its less of an issue on a street that doesn't have alternate parking.

If this is the case then why would they make us go through all the effort to change who's name is on the title if it doesn't change the DTI?

If your mortgage lender says it doesn't, keep looking for a new mortgage lender!

What happens if the tenant doesn't pay rent on day 11?