At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

I wish you great luck on continuing to build up your farm.

If your local market is very active and homes are selling fast, you may be able to get by with doing less.Your Home’s Condition: If your home is vacant or has a unique layout, using a professional stager who can bring in the right furniture and accessories may help buyers truly visualize its full potential.Your Budget: Talk to your agent to get an idea of staging costs in your area, as it can be the difference between your house selling and sitting.

They could also call the local board of realtors and talk to the grievance or professional standards dept to file a complaint.

I talk to so many people who regret not getting a PM up front because they are having problems or high eviction rates doing it alone.

I'll continue doing my diligence, using your posts as another guidepoint. 

If you are new to investing we also need to spend some time somewhere, maybe 1hr to talk about your expectations and the realities of the market and see if there is correlation.Interestingly enough I think with the NAR lawsuit some expected commissions to go down. 

I think the unsuccessful and struggling units who have not jumped ship yet will continue to do so, leading to less supply, increasing demand, and a better year for the successful units. 

My account was corrupted 6 months ago and can't talk to anyone other than a bot.Pretty terrible customer service....drove me to quickbooks....any discounts there?

Many banks securitize their loans (bundle them together) and sell the loans to Fannie Mae or Freddie Mac, while continuing to service the loans, that is collect your payment.