Subject to is very hard to get a commission on.

Once we are done w rehab, brokers do get back the listing from us at full 3% listing commission or get bonuses when we decide to hold.

We manage the properties & bookings ourselves.I also manage the bookings for some other vacation rental owners and charge a 10% commission, based up on the amount of the RENT of the booking, not including fees & taxes.

Took out a HELOC a couple months after and was able to save the entire time (both because we split rent, as well as the commission I saved up).House hacked and purchased a few other properties with the mindset of always taking out a HELOC 6 months before I planned on moving. 

Beside just me as a his client, he has others as well and have been averaging roughly $1M in commission the last few years.

I'm not sure what you're reading on this, but the FHAs latest update just said that the buyer's commission would not count towards the 6% concession limit.

@Karyn Navin be careful in your search for an "investor friendly" agent.At least 95% of them are only "friendly" because they want a commission!

Sure commissions are lower but I pay for that with time.  

Good advice by @Eric GerakosAssuming for a second it’s worth doing, remind him his broker price of 500 will be lessened by the 40k commission, and the bank will be making the money off the loan, not him.So try for 460-480 with as low a down payment as he can stomach and offer to split that payment into upfront and 3-6 months later.

You seem well on the way to a successful brokerage career and still living at home with low or no bills is the way to start that scaleable but commission only life.