Exception: Units that contain fewer than two bedrooms.404.4.3 Water closet accessibility.Every bedroom shall have access to at least one water closet and one lavatory without passing through another bedroom.

If you have three or fewer mortgaged properties, you're buying in your name, and its a 1-4 unit property you should be easily able to find a bank that will do investor loans. 

A sale will consume 8% or more of your equity in transaction costs. 

I don't think your strategies work in the NYC and surrounding boroughs market, the price points are way out of control and if you are a newbie the sharks are already consuming all the market.

Am I better to invest that same amount of money in fewer/higher cost properties?

If you're comfortable with debt and can qualify for this much financing, that $140k could give you several down payments.The point is you're in a position with a lot of options, and most of them will result in greater cash flow, fewer fees, and much better diversification.

I'll echo what others have already said: I charge a minimum commission on cheap properties, and that can vary according to how time consuming I anticipate the deal (and sometimes the client) will be.As a broker, even I will agree that a great many agents are grossly overpaid, and marginally competent at best.

Prior to that I have had careers in consumer finance and investment management. 

There are very few lawyers who specialize in just MHP's, and even fewer in Texas. 

I have a full time career as an engineer in a large processor manufacturing company in Oregon.My goal this year is to be more active on the site besides just consuming every podcast in the archive.