In the living room they had a window AC unit, but it didn't drain properly and damaged a good 4'x8' section of the hardwood as well as the subfloor.

Let us know the details and we can advise properly.  

We have over 40 properties on this policy and we have relied on our agent to properly insure us.

As a heads up...you don't want to post on a public forum anything that might look like a solicitation for funds for an investment unless you have the proper SEC filings.

You have to do manual j to figure out the proper size furnace and air conditioning also need to make sure that your ducts are the proper size (cfm) for the new unit.

I don’t blame you, but take your time to get the proper education so that you don’t need someone to hold your hand.

I see how I didn't properly document that.

Traditional and Section 8 applicants can all apply for any rental.I recommend asking market rent for unit #3, then vet your applicants properly. 

These require a properly sized escape window (minimum 5.7 square feet of openable window, 5.0 if your at grade) a smoke detector in the bedroom, a smoke detector outside of the bedroom within 15 feet of the bedroom door, possibly a carbon monoxide detector outside the bedroom (same rule as smoke detector that is outside the bedroom).  

I would figure all the bookkeeping, phone calls, coordination, etc. wouldn't need to have a license to perform those acts and you could just sign a contract per say with the owner saying I'll provide X services at X fee that I bill you for every month.I even considered going underneath someone else's broker license and just build up from there but the fact that they are going to take a big percentage of my already small percentage off rent just irks me when I'm willing to just build off my systems that I have already built/tested.