The reason you likely haven't received any responses to your post is because the activities of a "non-licensed assistant" must be VERY closely regulated by the licensed member under which you would get MLS access.

 My main question is, can a lender exclude income that was reported to the IRS if the business is not established in an LLC? Last year we found a home in our neighborhood that offered creative financing through a low ...

I think in your post, you have already thought about breaking several of the rules that are governed by the IRS.

As you are dealing with the government instead of a local bank.

The precise remedies available will depend on your lease and the contract law governing it.Since you are remote, you will need to find a property manager or someone local to be your boots on the ground through the drama which may ensue. 

You do not need more leverage, you can reject any applicant for any reason as long as it does not violate the protected species regulations.

If im doing private showings of my home, is there any discriminatory laws or regulations etc for requiring buyers to have a pre approval letter prior to showing?

There are often regulations on where and when you can place signs, if at all!

Make sure that your property manager is a licensed Realtor or Broker, look them up on DBPR, the department of business & professional regulation.2.

I moved into a neighborhood governed by an HOA in May.