“You make your money when you buy not when you sale” is what most would call this.

As a result, Realtors and the NAR are doing whatever they can to keep the cooperative commission system that doesn't ask the buyer to discuss and agree that their agent is worth 2.5% of the sales price.

SF penninsula where average sales prices are 2 to 4 mil. 

The problem is that most sellers aren't comfortable reviewing purchase and sale agreements.

This is what I am encountering, in the current Mortgage Industry.If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a Corporate Entity, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

States like CA, NY, CT, NJ, MD are notorious for high sale price homes, higher taxes and hard to cash flow.

The median sales price in the City of Austin rose 2% from a year ago, coming in at $573,400.

In a traditional MLS sale, there are realtor fees, there can be concessions, there can be work orders and delays. 

@Leon G. whether or not you decide to go fsbo or use a realtor you'll need to use a QI to perform the 1031 exchange for you if you want to tax on the gain from your sale (and depreciation recapture). 

Read a few books on real estate investing to learn the power of leverage.