Apparently, the agent I am or was using told me I wasn't paying her and it takes her 3 hours to compile the data.  

There's going to be wording in the short sale that prevents the seller from getting money and you from doing a substitution of buyer and probably a transfer within 60 days or so. 

I have rarely dealt with C to S Corp transfers - this is not my area of specialty.  

Google is your friend here.I recently found this site on Soi migration data it will give you a bunch of info on how many and where people are moving from and to. 

In Philadelphia County the transfer tax is 4% (of the purchase price) with the buyer and seller typically splitting.

There are some very very narrow exceptions to this including medical or job transfer.  

Someone posted a large data set in another thread a while back and it showed their REALIZED debt returns being higher than their equity returns.  

Here's the deal: I am buying no money down, taking over payments on a sfr from an out of state seller and transferring deed to my LLC.

How many years of data do you even need to determine the net rental income of a portfolio to base your calculations on? 

You can use Zillow, Trulia and Redfin but their information is second rate at best, so the biggest benefit of being licensed is getting access to solid data. 3) I have also found that it has only helped my business as it shows some credibility with people who are unfamiliar with me and doesn't scare them away as some may think.