Thanks guys - my partner does the Brokerage and we were discussing how to address the commission - we are fine paying just debating how to handle the upfront question when the Buyers agent calls about the listing ...My thoughts were to simply state that Seller is fine paying a commission and put it in the offer - and he wants to offer the % upfront ... 

Nobody can afford higher prices but the majority of his voters don't understand tariffs, global trade, and basic economics so here we are. 

Yes we are aware of Daphne Wilson's course. 

We work with builders, lenders, insurance, property management, and most importantly, We are boots on the ground.  

Outsourcing the 3000 would cost me .277 more per piece but that doesn't take into account my time, wear and tear on my equipment, 3 trips to the post office, making a total mess of my office, etc.Put another way, knowing I can only do about 40 per hour tops times the .277 per piece I save by doing it myself, comes out to $11.08 an hour.  

Action will always trump inaction - I have made mistakes, but this deal has taught me a ton, AND we are making money on the deal.

We are cash flowing over 2K a month and the house has appreciated to high 300s-low 400s if we were to sell today.

Using some equity in the HELOC to purchase a new primary and to rent out the home we are currently living in.

There is no real estate involved; they are on a lease.My bank is currently looking at how much they can give us for a cash out refi of our rental condos, but we are trying to investigate all options.Thanks for any advice. 

I understand the cash flow and cash on cash return will be lower, but we are looking at holding these properties for the foreseeable future so, we are expecting to make up for this with appreciation.