@Mike Sferayou got some great responses to this including from @Kevin Sobilo and @Bill B.there is no right answer to this question.right now, i am looking to minimize outlays on rental properties, and am having success with seller financing. 

It’s inspiring to see your commitment to learning and helping others grow as entrepreneurs and investors.I’m sure many of us here, including myself, will appreciate your insights and advice on scaling businesses and navigating the real estate world.

I think it's really important to include the language in the lease.  

One number which does not include the original rate buy down, is $7K less than the original list, and does pay both the agents commission.  

Has anyone worked with this company, or done any investing in this asset class that can provide any feedback or recommendations including reputable companies with good track records?

Another key point in loans is that the broker or direct lender will often try and include the costs into the loan, for some this is fine but you are paying interest on that money over a long period of time....FYI

Understand the basics of private lendingResearch real estate marketsDetermine your investment strategy and criteria for loans, including:- Amounts- Interest rates- Repayment termsCreate legal documents with a lawyerNetwork with real estate professionalsPerform due diligence on potential borrowers and their projectsBegin with smaller loans to gain experienceMonitor your investments closelyConsider joining a private lending group for additional resourcesStay informed about real estate trends, lending practices, and legal regulations

: I understand that there is commercial and residential, but there has got to be subgroups While I don't think you need to niche down immediately, some specializations in residential RE are:- Co-op- Condo (incl. luxury)- SFR (median pricepoint)- SFR Luxury- MFR- RentalsThere are a ton of commercial RE specializations including retail (various types), restaurant, other food/bev., warehouse, storage, and dozens more.What should I expect when first coming into the profession ?

Quote from @Addy Chupa: When analyzing deals, I usually include a 5% vacancy factor and 5% repair factor based on annual rent.

Many lenders include a prepayment penalty  that lasts 3-5 years, which could limit your ability to refinance again if rates drop in the future.