If you haven't already reached out to a lot of potential lenders, I'd reccommend investing time in talking to more lenders, especially local banks or mortgage brokers to try to find one that better understands self-emplyment income.If you've already exhausted that option, seller financing or finding a partner to work with might be ideas worth considering.

You are recognized as having a greater knowledge as a broker/agent than an agent, in reality with some mentioning of your license you may be selected over another agent based on perception by the public.Be good too, the judge will also look at you in a more professional light.Now, reality, the additional education is over office management, licensing requirements of agents, administrative aspects, escrow accounts and accounting, MLS, advertising requirements, it's not more in depth as to real estate from a property or marketing standpoint. 

In what circumstances other than an REO will a mortgage company legally own the property?

The proceeds are used to settle debts in order of priority until the proceeds are exhausted and then the title is theoretically marketable.    

It's all about the numbers and more about a specific property than an area.As long as the area is conducose to STR's to start with.Then find a good property in a good location with good amenities. 

exhausted?)

The unit above me is having a plumbing leak so I've seen a small amount of water come down through my exhaust fan into my bathroom a few times when she has used the tub.

Neither designation guarantees higher competence in taxes than an unlicensed person.

If it's a yes issuing an LOI should take no longer than an hour.Regarding your question: "Should I talk to a hard money lender before making an offer to purchase?"

And some of those people will be much better off to sell to an investor than hang on to a property that is more of a liability than an asset.