So to calc the COC it would be impossible or I think this is what they call infinite COC.

It would be impossible for NAR to understand the contract between the seller and agent based on the data in the MLS.Also, the fact by NAR is well known to be misleading "the average FSBO sales price was $185,000, while the average price for a home represented by an agent was $245,000" makes one think that agents will get a seller $60,000 more for the same home. 

That said, these increases are baked into prices and cash flow is getting harder to find (but not impossible). 

I’ve heard many times on BP that the 2% rule is impossible in the SF Bay Area…if you are lucky, maybe you can break 1%.

The idea of being on the deal end has always seemed so out of reach as I have never had capital and having to support myself since 16 (and at times other people) accruing it has proven nearly impossible.

Housing a family of 7 on that budget is going to be tough in Plymouth and Eden Prairie, impossible in Edina, and I am not sure about Eagan....  

One little problem here: it's virtually impossible to run a profitable business (again, other than rentals) that shows losses on paper.

It's very hard and in my opinion impossible to go on your own after 1yr in the business. 

I used @John Barrett: That was my best case scenario but finding a property with separate entrance for paying guest (I like my privacy) is almost impossible with my budget (700k)

This is darn near impossible to find in AVL, so many investors go down as low as 0.8% in these cases.