I've tried a couple of data companies and the NAR, but I keep being told that foreclosure purchase values and existing home resale values are 2 different data sets (at which point they offer to partner with another company to charge me an arm and a leg for a custom report).

NAR: All realtors agree to a code of ethics.

Here is a link to NAR's local market stats from there web site.Scroll down the page and choose your market.

You rely on the NAR to give you "honest" data of property appreciation?

No one can tell you what a broker won't have a problem with, most won't touch it with a new agent.How the Realtor Code of Ethics is interpreted officially in your area is NOT something a broker in another state may be aware of, nor do they speak for the NAR!

Yesterday, we spent a few hours going over the NAR Code of Ethics.

The NAR and other states see "net listings" as unethical and illegal.

You can't be a buyers agent and not licensed.You can be an agent on INACTIVE status or an expired license but you cannot conduct any real estate activity that way.REALTOR is nothing more than a designation from NAR ( National Association of Realtors) lobbying group.

Sorry I got my numbering wrong:but here i quick break down: annual cost is under $2000 across the boardincludes the key, mls, NAR, ads, printing, card etc.#1 : Experienced Investorhas HIGH splits if you pay for them in monthly membership feeIt's great for seasoned investor/realtor (which is not me just yet)I get to control my own property transactions and pay transaction feeEducation but not hold you hand kind...super professionalKnowledgeable broker, willing to help me#2 : Agent Churning MachineNo desk fee, has normal monthly/yearly cost Gradual commission increase, earn X get X%80% commission on mine 2xs a yr.EducationCasual, unprofessional, den mother feeling with all her cubscouts.She didn't seem to have a grasp on the market.Just hired 9 agents. office feels chaotic.#3 ONE my broker is in...INTERESTEDNo desk fee, monthly/yearly costgradual commission rate (more reasonable then #2)90% of commission when I sell, 100% buy (2xs yr) but I have to earn 12000.Great education programVery helpful and knowledgeable brokerProfessional colleage unlike #2#4 LOCAL BIG BRAND.. the one I thought was best fit.They pay for everything, I pay 250-500/yrcommission is 50/50 cobroke, 30/30/30 in-house, 100% minelots of benefitsVery nice motherly knowledgeable broker.They have a lot of incentives but not for me as investor#5...

Val you do not have to be a REALTOR to hold a broker or agent license.At least not in my state.A REALTOR is belonging to NAR and paying yearly dues and subscribing to their code of ethics.Just because a broker/agent does not belong to NAR doesn't mean they do not have Ethics.As far as it being a short sale that is another correction.Most asset managers on a short sale if you are double ending they try to cut you to 4% and you end up at 5%.If I get 5% but you want me to give you 2% back I am representing you for FREE.There are people out there who think brokers/agents are not worth what they get paid.I don't give those people the time of day.The reason is I have a network of clients that pay me great money, a lot of money to reach their goals.I don't work with people who will fight me every step of the way.If you are landing a great deal you shouldn't care what the broker/agent makes period.I have brokers/agents that are buyers that tell me on my commercial deals to keep ALL the commission.They are getting such a great deal they want to be at the top of my list when I get more apartment buildings,retail,etc.They see the bigger picture.If you treat a broker/agent right they will feed you the great deals.I want someone who is not a hassle,pleasant to do business with,and keeps their word and follows through and closes the deal.Negotiations are tough but can be completed in a professional manner.Investors don't have to be nasty to get a deal done.I work with many investors who drive hard bargains but are very professional through the whole process.They are fair but tough and easy to work with.My father who has passed away showed me how you "get more with honey than you do with vinegar".Of course there is a time to not be nice but not upfront.I tell people do not EVER mistake my kindness for weakness or you will be in for a surprise.I have over 1,000 investors in my database looking for deals calling me saying "do you have anymore commercial property??".