I made a spreadsheet that breaks down every cost at closing and what the tax treatment is and schedule.  

I know there are ton of forums on this subject - but since you are in fact the PM, you are not telling the tenant something that is not true and there shouldn't be any ethical issues - IMHO.

Aside from the National Association of Realtors® Code of Ethics, there really are no "steps and requirements" other than what is required by your State to become licensed. 

Then he went to the county veterans service officer and got him to allow the landlord to rifle through the file which detail my treatments, medications, birth certificates and socials of me and my kids and wife,  etc.

Hello BP!I am looking to assist established investors in the Tucson Area with their daily duties for exchange of knowledge and guidance in real estate. I am an Army Veteran and full time U of A student. With that bein...

To the question of is it ethical for him to disclose the price of your offer so his buyer can offer just a little more, it is not ethical.

This is used as a coaching tool but obviously it helps with treatment strategy done by the “book”, speeding, hard braking, theft accusations or real or any complaint 

My accountant feels I am potentially exposing myself to self-employment tax assessments on rental income as well as ineligibility for preferential long-term capital gains tax treatment on dispositions. 

Should you be looking solely at types of investments that have preferential tax treatment ?  

Is there a legal or ethical issue here?