@George Hughes  own the company have others do the work I did not mean you physically pound nails.

If a real estate agent allows you to make a wise decision based on price and location , then not using an agent is "penny wise and pound foolish".

You get to the point where you realize you are being penny wise and pound foolish. 

I can sell it to the letter-writer and get my price, then I have to go out and pound the pavement like everyone else and try to find my next deal. 

More weight will be given to the price per unit and/or price per square foot given the size of the building - smaller buildings are weighted more in "price per pound" so to speak.If your intent is to list it and let the market compete (which you should if price is most important) - then your market will affect how much you can pro forma rents.

What ever you might get it will be more serious than any state law violation.I suggest folks not be penny wise and pounds (tons) foolish, an initial consultation with an attorney is usually free, looking at what you have in mind might be a couple hundred bucks, not having your stuff reviewed can cost you thousands and more.

You can capture it if you want to move but not if you want to sell and buy the home down the street.My biggest buy was at $2MM, still had the 6% for the seller to split on both agents in the sales agreement, I haven't done a $5MM deal yet ;-)  Oh, I'm not OCD over everything, just this one that has a million of my dollars, year of my life, 40 pounds of my body, and enough blood to donate several pints to the Red Cross (Bonfils for you locals). 

Just how much easier is a 20 pound dog on wood floors than a 60 pound dog, anyways?

I can't breathe, my heart is pounding and I can't concentrate.

Though I had a hard time convincing myself when I was pounding additional floor joists in place with a sledgehammer while laying on my back in the crawlspace.I have an investment in a mini-storage in Mobile AL that has retuned, maybe $1000 on an investment of $30K.