Additionally, your brother would inherit your cost basis in the property, which could result in significant capital gains tax if he sells the property later.

I also make sure to specify in the lease agreement that I need proof of coverage before move-in and that the policy should name me as an “additional interested party.”

It seems like offering this as a separate package once you secured the booking is a good idea. 

I have about $100k in capital reserves and can leverage the 2 properties for additional capital, as needed.

The intent of getting a sales agent license is to educate myself in Real Estate and create some additional income.If your relationship is such that you need to hide your license, you’d be better off with a different working relationship.  

I've only ever sent out an offer like that once, and that was to a preforeclosure lead that refused to discuss the property, instead telling me "that's not how real estate works, just make me an offer".  

Quote from @Nick Am: @Michael Plaks--> The SE taxes are STRICTLY NOT in addition. 

Dang, all offers were due yesterday and I didn't make one.

The price was lower than anyone else offered.

I have found some information that might be helpful John.There are government backed programs like Fannie Mae Homestyle Renovation Loan and Freddie Mac Home Possible Renovation Loan, in addition to the FHA 203k loan.