The diagram below illustrates this cause-and-effect relationship (click to enlarge).Also, the goal of real estate investing is not to own property.

While I have a Broker license, I've don't do any buy/sell transactions.

So far no bites, but we'll see what happens.Another thing I'm wondering is how much of an effect rising rates might be having here.

The fee should be relatively small compared to the investment in a meaningful direct mail campaign.You may also want to chat with a few title companies about what kind of transactions they'd be comfortable with.

In any case there is no taxable event yet.As far as your brother is concerned, it again depends on the nature of the transaction. 

Many lenders see recent transfers as a risk, which could affect your terms or lead to a denial.Regarding taxes, changing the property's ownership can have some effects.

There's lots of tax planning on this and I would suggest to take a professional opinion on how to structure a transaction in a way that you can make it into capital gain tax or reduce self-employment tax.

The borrowing against a 401k could potentially come in handy for a fix-and-flip or BRRR type transactions as you can quickly return the funds to the 401k.

You really need to put in the time to solve this problem effectively.

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and