Then I discovered the Michigan 5-transaction rule, and figured "Fair enough, I'll bite the bullet, be above-board, and just get the license".

You should also contact investors who have made a purchase with the provider recently and investors who have worked with the provider long term with multiple transactions.

I do transactional stuff for people all over California (letter writing, contracts, RE transactions, etc.).

I've done 5 transactions with them totaling $1.7 Mil and have not had any issues before this.

4) Poor Property Management - Where do you think a turnkey provider will put their best staff, on selling properties and making $5k+/transaction or on property management and making $80/month transactions?

Hi @ReShauna Jackson, congrats on becoming an agent and getting a couple of transactions done! 

Hi @Zachary Dooley, I believe all FHA required repairs need to be complete before the transaction closes. 

this site kind of explains things, but I am not exactly sure what exactly the blueprint is for the process in chronological order (because I have to do things for the State, County, and the City altogether):Do I apply for the Transaction Privilege Sales Tax license first with the State, and then register the short term rental with Maricopa County after that, and then finally submit the property's contact information to the City??

I know for a fact that out of state (and out of country) investors operate in this same area as us, and would likely not have had access to either of these transactions, or if they did, might not find out this difference until it was too late.  

We put disclosure verbiage that we are a licensed agent, and are acting as a principal for profit, and not as an agent on this transaction.