What do you recommend we have prepared as evidence for the hearing?

#1....I don't care what they say...ANY brokerage....there is a huge gap between what new agents want for mentorship and what is actually going to take place in most situations, so be prepared for that.   

They seem too new for me to venture into.

You can inteview, but most people are going to tell you to go get your license I expect.Huge difference in residential and commercial.....probably smaller but more frequent payouts in residential....commercial you may be involved in much bigger deals....but they often take longer....could be you work on a deal for 2-3 years and get paid, or it falls apart...so you have to be prepared for that.   

I looked into websites like, LawDepot.com, that offer a simple drawn up Joint Venture Agreement.  

Hello, we are just starting out and have have one rental property and are currently in a live and flip and would like to build our team in preparation for others next year.

I need to be cautious and prepared about withholding their tax.

Is there anything else I should do to prepare myself for 10/01 to come and I have no rent, no new lease signed and she still lives there?

If the deal makes sense, the money will come, but you make your money when you buy.The market here is very competitive for a number of reasons, so you have to be prepared for that.

You may need to hire a building designer or architect to help you prepare the necessary documents for permitting.