You have to treat it like a business and hustle like a dog, particularly in today's market where there's limited inventory and an excess of agents.

I would determine the key factors you want to address and sit down with an attorney to go over the agreement.Collecting a fee as a percentage of TICAM seems a bit excessive but that may be standard practice in your area. 

Thereby avoiding the last month's rent and having to be held accountable for any excess damage.What do I do?

will drill down excessively. 

landlord judgements for excess damage?

Your interest rate will be much higher, there will be a pre-payment penalty, and the lender will charge excessive fees, points, and will likely make a number of mistakes YOU will pay for down the line.  

Following these inspections, the insurance company has notified me of numerous requests including:  tenant needs to remove excess items from driveway and yard, too much trash and debris in the yard, have an electrical contractor verify the electrical system is up to code, have an HVAC contractor inspect the HVAC unit, and at one house they said the tenant was running a carpet business and this violates the policy so they immediately cut-off coverage (requiring me to go and buy a high-risk policy!).

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

It shall be an unfair or deceptive practice for an owner to: (a) require a tenant or prospective tenant, at or prior to the commencement of any tenancy, to pay any amount in excess of the following: 1. rent for the first full month of occupancy; and 2. rent for the last full month of occupancy calculated at the same rate as the first month; and 3. a security deposit equal to the first month's rent; and, 4. the purchase and installation cost for a key and lock.or, at any time subsequent to the commencement of a tenancy, demand rent in advancein excess of the current month's rent or a security deposit in excess of the amount allowedby 940 CMR 3.17(4)(a)3. 

However, if they are building condos like crazy right now, you'll need to get comfortable that the future inventory isn't going to create an excess of inventory, it does happen where building gets out ahead of the population and it could take several years to absorb the newer and likely nicer units.