I would hope to eventually have long term dependable tenants so I don't need the company as much but I am basically looking for someone to poke holes in my plans and see if there are any flaws.

They typically charge 1 full months rent and usually a minimum of $900-$1,000.

(typically between 3-6% with this home probably selling for 1 million+ in my neighborhood)How can I do this without having a license?

I typically focus on larger commercial properties, but would be happy to chat with you and see if we'd be a good fit. 

Typically a bank loan has origination costs- Is she getting your loan for free?

Typically, banks appraise these at 9% and most were selling at that prior to the past year.  

If I could secure a good rate with the HEL it may be the best option, but then don't HEL's typically require short loan periods (5-15 years)?

Do you typically apply for an separate EIN for each LLC?

Realtyvest/crowdfunding typically does not qualify for a 1031 ... there are other options. 

Refinancing against the appraised value will typically offer more wiggle room and possibilites than refinancing against the purchase price, especially if you acquire a property that needs rehab.