There are a number of practices that can help defer taxes or help get preferential rates, but real estate has been bought and sold for at least a few thousand years before anyone thought of the United States or the IRS, so it's fairly well understood and they generally will make sure that tax is paid on income earned in this space.You'll want to figure taxes into your planning- the way you structure your business may help or hinder you through when the income/appreciation is recognized.

I think a non-compete might further hinder the relationship.

As long as gravity isn't the hindering factor then you should be good.

There is certain things that can hinder your chances of getting an FHA loan.

I decide to sell because the new payments are hindering me a bit from investing in 2 buy-and-hold houses a year as I originally planned, the comps would set me up well, and there is a development nearby (Northeast Raleigh, close to Knightdale but the "next" gentrification-ish area to bring raleigh prices even higher) in which I like the floorplans a lot (it's a TH and I lose a garage spot but the house is gorgeous on the inside, the community is a bit nicer, I'd have a small yard) and the house in this neighborhood we like is 40k cheaper than I bought my current one at, and they've been selling our their townhomes in about a week per building released.

On site they have 3 units (1 unpermitted).My first question is by one of the units not being permitted will that hinder me in any way or can i still rent it out to someone.My second question is in the description for this complex is says the property is currently in REAP what does that mean as well?

So I'm willing to do refi cash out (investment mortgage much higher) for my present MF to get down payment for the upcoming #2 - (3 unit), but that causes my Loan to Income ratio to rise and hinders the #1 owner occupied pre-approval

In regards to the rules you are speaking of, which "certain rules" do realtors have to follow that you think would hinder them when it comes to actual investing? 

But it really is hindering my growth as a professional, how do I overcome this? 

There are so many agents who do not have a clue what they are doing, and often hinder rather than assist a transaction.