Here is the source for the commission rate, right from the Sitzler NAR lawsuit judgement (bold text added):"In addition to training, Plaintiffs have presented expert testimony showing that Section 2-G-1 had the effect of stabilizing commission rates.

You’ll want to check if your specific work falls under their home improvement contractor licensing, or if there are additional local permits required depending on the county.

I have 8 properties that I have rented through section 8 now and didn't need any additional resources than the one freely available to he public from the housing authorities.

Those details can ensure your projected $25K profit stays on track. 

additional challenges are the inventory shortage and good contractors being extremely busy. 

But after an exchange - sign the purchase documents with one pen and pick up another pen to sign the refi docs :)Another strategy you could consider is reinvesting into multiple properties, where you purchase the first property cash (ensures some security and concentrates the equity) and the second property with a mortgage.

With this additional expense, that would mean depleting the savings we’ve worked so hard to build over the past few years.To add to the situation, my wife and I are expecting our first baby in just two weeks!

It's an A-framed garage with shingles roof, gutters, windows, and a 32" exterior door (in addition to a 16' operating face door). 

Also, are you trying to avoid one with an ice maker--potential here for additional maintenance if any issues arise.I've had Whirlpool, Samsung, Frigidaire in properties without any issues.Make sure you're aware of what the manufacturer warranty covers things such as parts, labor, and compressor.  

Although I still think conventional is the better option, I wouldn't put 20% down if I didn't have to, unless you know you'll live in/own the house long enough to recoup that additional $.