As a result of my high salary, access to mortgages and lucky timing, I have accumulated a portfolio of ~10 nicely cash-flowing properties in the bay area.It's all going good except that there are no more deals to had around me.

As a result the awesome returns of 2010-11 are no more.

It is experiencing the “Manhattan affect” of steady growing rents and values as no more land is available for development - yet everybody wants to live in the prime city neighborhoods or near them.

I also usually buy properties at no more than 5 times yearly rents.

Sometimes there is no more room to raise the price(even on a $5K property) and there can only have one wholesaler to the end buyer with no more middle people.

I waited too long, I was trying to help the guy out, no more...Follow the rules or get out!

Let's face it there is not one profession out there, military included, that doesn't have their share of people with very high moral standings and some with no morals at all.

In your case, no more than $165/month.

On the rental side , most of mine have been no more than $18,000 and renting from $500-700 per month.

I would offer a flat fee or no more than 5%, make sure they have no complaints against their license, do a custodial bank account so you can easily terminate.