@Heather HarrisonPicking comps can be both an art and a science.  

I learned the art of the miter box to add floor and crown molding.

We have done virtually everything to make our units bullet proof (new floors, new windows, new fixtures, new paint, new counter tops, new doors, etc. etc.).This keeps us viable in the market place and keeps our maintenance calls to a minimum. 

Some of my friends like having 100 agents at a firm even though just a few will close something and basically be a babysitter for 80k to 100k profit a year because they do not want to sell anymore.I love the art of the deal so love transacting.

I could give away 1000 cards a day by just handing them to random people, but I would see virtually no return for my time and effort. 

Good schools and good neighborhoods are key and I get great rent for them plus they are basically care free properties because the association does virtually everything for me.

You'll learn a lot more from  finding motivated Sellers and solving problems in short time sons than you will from virtual driving. 

So it only makes sense to move those funds into self-directed account which will enable you to have virtually limitless investment choices.You say that by "using 50% leverage in self-directed 401k diminishes returns"...

Selling Agent Commission:  Commissions are negotiable, however I would not be "selling" on a double close, so no agent's commission.School District: This district have three great magnet schools for: Fine Arts (100% graduation/scholarship rate; Elite Academics (IB/AP programs); and World Languages that do not require students to live in any particular boundary within the county.  

(Even Virtual assistance).Best of luck there!!