Upon further qualifying them (I goofed and was not aware of estoppal agreements at that time), I have discovered one of the tenant's income does not meet my "3x rent" rule.

Hi Eric, yes a brokers license is needed in VAhttps://www.allpropertymanagem...To collect commissions you need an agreement with your client and that’s it.my understanding is you need a Firm license if you want to receive and distribute commissions to your team (if you work under another brokerage) Otherwise commissions go directly to the salesperson listed (if you just form your own entity but get listed with a broker.My broker is really good, we can keep 100% commissions and your own branding in case you want to check that out: http://joinsamson.com/all the best!

I have a potential JV situation, the wholesaler who has the contract wants both our company names to be on the Assignment Agreement.

Where do you get your rental applications and lease agreements from ?

As @Jon Kessler said, it's best to have the purchase agreement say the property will be vacant when you take possession. 

You had no contract/agreement with this cleaning company. 

The general contractor should provide this work agreement.

Your doctor friend could do a loan to the entity plus have a a JV agreement for the 50/50 profit split.

Rent adjustment may be a consideration compared to the last lease agreement, but that can be changed over time, a long term tenant is more important than that potential 50 dollar difference per month right now.

2 year lease agreement within a week of posting the property for rent despite the start of covid lockdown.