For now, I am trying to write down as much as I can from the podcasts - interesting concepts, principles, formulas, questions, and ideas that I want to explore further.  

There's no single line in the Code of Ethics for a REALTOR that they are required to pay you their compensation for brokering a sale if they breach one of the articles. 

I did quite a bit of research when I heard about the HELOC to pay off you mortgage and then using that account as your main account to funnel all your income and expenses in/out of etc etc.....the principle is that you will have on average a lower balance that your are paying interest on each month etc.....and read a lot about comparing that method vs just applying extra principle to your mortgage.

Depending on the disclosures the buyer made for the sale of your home there might not be anything wrong .Perhaps the contract had an assignable clause or he advertised will be sold after closing.The agent might appear to not  be ethical but is simply selling a home for a higher price that is under contract  The fact that he did not cancel your contract might allow you to keep the emd or demand the buyer to perform  

Ethical HMLs will not lend on bad deals because they don't want to lose their money and they normally don't want your property either.

But hired professionals for things like plumbing ($6100), AC/Heating ($15,000), electrical ($2000) and landscaping ($5000) All profit each month is directly applied to the principle.

Also you could put the property under contract to purchase as principle, write a joint-venture agreement with wholesaler that discloses the split (reviewed by an attorney), then assign your interest in the contract to the buyer for the assignment fee.

$1100/year Vacancy = $92 Principle & Interest = $340 Total monthly costs = $896.50 Cash flow = $1150-896.5= $253.50 Per unit cash flow = $126.75Cash on Cash return = $253.50x12 / $23,450 = 13%Cap Rate = $7122/$83,000. = 8.6%Would you take this deal?

In this case, the chicken came first.And you're right about how a good full time agent will eat your lunch, but hopefully within the bounds of ethics and good taste.As a full time (and then some) agent, I'll remind sellers that most part timers tend to treat this profession as a hobby, hoping that while they hold down another full time job, that they'll trip over a couple of deals each year.  

I believe with the design and work ethic my husband and I have that we can bring a quality home that will be all new and relatively spending about the same out of pocket to build new as I was spending on flipping a house that was built in 1962.