Many people think that they can or should be able to cut out a realtor or broker based on their opinion of the level of effort they've made OR the fact that they went around their backs and tried to negotiate directly. 

@Tom Server Be sure you give the proper notice before the first increased payment is due.

I have found my answer I was able to talk to a real estate broker and I think we've found something that might work. 

Honestly I would choose a mortgage broker and let me explain you why.When you go to a bank or credit union the loan offer works for that institution and will offer you the rate they company offer, instead if you work with mortgage broker we have the ability to shop with over 100 and more institutions and shop for the best rates available, fast closing and customizable solutions, text me so i can give you my rates base on your credit score.

The one thing I always ask lenders is: Do you have a broker agreement?

The problem I see is the masses have not understood the advantage of purchasing a duplex.As far a Lennar is considered an entry level builder, I don't see that their neighborhoods in general have very good price appreciation, unless they are in a unique area where the location is exceptional.I think that prices are falling, and that you should be able to find a deal, the I-35 Corridor from  San Antonio to Austin is a very hot area.Here is an example of a property that was listed for $342,000, and the list price is down to $300,000, with a price drop of $20,000 on 7/29. 1261 Stone Rim Loop, Buda, Texas 78610, If you need any comps or info, just let me know, I'm a licensed Broker in Texas, and I have MLS access across the state.Also, I'm not sure if you know, but you can split your 1031 exchange and purchase multiple properties instead of just 1 property. 

Instead of recommendations and professional advice from her I found myself with more questions than answers often times, and her newness and lack of confidence left me feeling like I couldn't trust her.I think you're already 4 steps ahead of her as you're here asking the questions and are engaged on the BP forums which in my opinion, besides having a great broker with seasoned agents to learn from in person, is the MOST important thing.

I would suggest to speak with a broker or someone familiar with the process and have them review a full package and try to look for any possible red flags in advance. 

Thank you, MargaretChallenges: Finding a boutique local broker that is or has an agent that would be a mentor for investing/wholesaling hasn't panned out for me.

Make sure the Flat Fee Company is NOT a referral service, that the broker is reachable and licensed ... check reviews and license numbers (licenses should be listed on the home site), they should allow at least 25 pictures, no charge for changes, and a good customer service.