Then the rents would cover that payment plus the mortgage with cash left over.

If kids test under a certain lead limit, you can have them do a visual test.

Buy a property when it feels good is when you are buying your primary home where your kids will grow up and you'll live with your family.

So far, zero issues and we have a lot of kids coming.I will say that @Patricia Andriolo-Bull has a point.

We take a college kid for the summer to help with leasing and turns. 

We gave them everything they asked for and at the last minute said, 'oh, we don't fund to LLC or partnerships, only to corporations' Are you f'n kidding me?

Right now, we're a bunch of strangers commenting on your post - we don't know your background, financial situation, W2 job, lifestyle (single, married, kids, etc), risk tolerance etc (not that you should share all that information on a public forum). 

Quote from @Ricardo Lemus: For a newer investor, a good investment is a property that pays for all expenses with some cash left over.

if anything then I would set a flat fee to pay them for their service and then if you do find a property that offers buyers agents money, in which almost all I have seen still do...then I would have the title company back out the amount you decided on and the agent gets the remainder of the amount of commission that's left over. 

If you want to buy a special house for your kids, then buy it.