They develop, they build, they finance, they property manage, they will have HAO, cleaning crew etc. etc. etc. so the subsidiary companies make money every step of the way.From investor perspective: The investor pay $15 K to reserve the right to purchase 25 multiplex over the year of next 5 years. 5 each year.

The benefit is it is revolving so you can take it out and pay it back multiple times.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

Regarding your other questions:  - If the going value is $260/SF, why would you pay more than that?  

My realtor is asking for $3000 flat fee + additional listing broker compensation  of $400.What would you pay total for buyer/seller?

There isn't enough cash flow in these deals to pay the mortgage, monthly expenses and the HELOC that I'm trying to leverage against.

I would focus on the house hack and not take a pay cut.

Use that loan to pay the back taxes and get things under control.

Somebody somewhere had to pay for that real estate at some point and has continued to pay for it since.

It’s paid off, I would “like” to leave it that way & maximize the cash flow while paying down the heloc between the rental & other income.