In order to collect 3% in the scenario you presented, you'd need to amend your original buyer agreement.If your commission is 2.5% and the seller is paying 2%, you can structure the additional .5% into the purchase price. i.e.

I don't think I've ever paid over $200 a year for a million dollar umbrella policy for some additional coverage. 

How are the additional fees they charge?

They've mandated its demolition but have allowed me to build an even larger addition (500 sq ft).The city is requesting building plans for this new addition.

Preferrably, stay in the same area and continue to learn.Going to another area would bring additional challenges that you may have difficulties meeting.

I know several who invested in my fund with a LLC and regret it because they close the LLC because I just costs them more money every year and to transfer it back into their personal name is additional paperwork and costs to transfer.

Additionally, check with your CPA for any tax implications, even if you don't expect capital gains.

Network with investment groups and podcasts for additional resources.

California has a couple of additional hoops post foreclosure sale, if its a real foreclosure sale but its still pretty standard.

Asking for additional suggestions because I cannot see any other way to do this right now -- so why not use what is right in front of me?