Inspection was schedule for today but when the inspector / my realtor arrive the power is off. 

Memphis has a diversified economy, with major players in logistics (FedEx, UPS), healthcare (the Med District), and education (University of Memphis, Rhodes College).

Interest rates are around 3% today.

One can see it today were its now individual lots 50X 100 with roads and houses.

So most agents are only putting about half of that $12k in their pocket, and out of that $6k they have to cover all of their operating expenses: licensing fees, MLS/ Realtor Association fees, continuing education classes to stay compliant with licensing requirements, monthly "desk" fees/ technology fees to their brokerage, health insurance for themselves and their family, errors and omissions insurance (required), marketing, car, car insurance, gas, clothes, computer/ software, cell phone, closing gifts, signs, photography, staging if they offer that, etc.

Sometimes a name search will also reveal things on people not usually available until the technology of today. 

But we can stay educated on trends.

I actually read Cameron Herold's "Vivid Vision" and wrote our business vision out on a mountain in Arizona...you can still see that vision on our website today!

I noticed this thread was updated around nine months ago, and I stumbled on it today while poking around for info on Opportunity Zone Funds.

Bogleheads was the source of most of my formative personal finance education (for ~14 years), and it’s relevant because the SWR discussions there are typically in the 2-4% range.