There are clearly far far far more agents than transactions out there. 

Also, it is worth mentioning that we are near the Mexican border, which we have been importing materials from for other projects.

I won’t do a transaction without them being represented.  

If you can find wholesaling real estate in there, please give us the article and section numbers for reference.I can't speak to Maryland, but in AZ, transacting/brokering real estate without a license is illegal.

I haven't done any subto deals, but I've completed 11 transactions within the mentorship and have 2 more under contract for purchase.

this year or next year my rent should cross $1m.  

Are there specific apps or software that have become game-changers for you, whether for lead generation, virtual tours, CRM management, or even transaction coordination?

Plumbing wise city of st pete charges about $1200 for the extra meter and the plumber fee depends on the trench, length and trees they have to cross, I've seen prices in the $4000-$6000 range.  

It sounds like the transaction is close to closing, which means instead of finding a new buyer, they'd likely be open to reasonable concessions.Included full clause below...FORCE MAJEURE: Buyer or Seller shall not be required to exercise or perform any right or obligation under this Contract or be liable to each other for damages so long as performance or non-performance of the right or obligation, or the availability of services, insurance, or required approvals essential to Closing, is disrupted, delayed, aused or prevented by a Force Majeure event.

I'm most curious about the 12 month cash out refi requirement for Fannie Mae.Per Fannie Mae, "If an existing first mortgage is being paid off through the transaction, it must be at least 12 months old at the time of refinance, as measured by the note date of the existing loan to the note date of the new loan.