Quote from @Rakumarudu Nijam: Curious to know cost of mentorship,  I believe the "basic" membership is around $8,000 and the "mentorship" level is $10,000

Or you could self manage sub contractors yourself depending on your comfortability level with that.

Outlying towns haven't encountered the same level of issues, so little to no restrictions.  

And I do agree that with professional sports, income is not stable unless you are at the highest levels and you get millions of dollars in a contract that is fixed on a given amount of years.  

Sam you can do ground up and there's no competition. areas like florida city, homestead, Vero beach, depending on your comfort level.

And yes, attorneys make money from forming LLCs, but they make way more when you were negligent and didn’t know what you didn’t know and end up in a lawsuit.All this being said, LLCs confuse lenders because they don't understand that most of the time they are disregarded entities (for tax purposes) and rather than try to go another level to understand what the borrower is doing, they just outright give unfavorable lending terms. 

If you're working with an agent, be super clear about the difference between your maximum and your ideal property cost and what those levels mean for you and it'll get you started on the right foot.It sounds like you have a decent idea of what kind of property you want to buy (a 4-plex).

I find it interesting that virtually every business in America is expected to maximize profits to the level possible in a free economy but a landlord (LL) that does the same is a “Predatory landlord”.  

Some lenders will work with any level of investor experience, credit scores as low as 660 and can close in as little as 10 days (there are loan options for 640-660 credit scores- they require 20% down).Another good thing is interest only and 6-24 month loan terms- you can refinance by selling or refinancing to a long term DSCR rental property loan at any time once you complete the rehab. 

It will certainly be a negative impact on real estate agents income levels.