Your best bet is to call them and say you are receiving some payment for service performed and is sales tax required, without mentioning "real estate commission".

But, I wouldn’t bet on it.

Agency debt is also not going to be possible under $1M (as pointed out by @Mark Allen).Best bet: Either find additional capital partners, tap into bridge loans for short-term financing (while you sort out your liquidity position) or pass on this deal. 

Too much money out the door to only make a pittance in rentHowever I bet that could be raised over time as improvements are done .

Your best bet would be to consult with @Sarah Larbi.

still working on my three E's as well.EducationExperienceExcess CashI willing to bet that the deals will come to me when I have these.

The reason I mention the 'high income' in particular is simply because right now, I seem to be a pretty solid bet for most lenders whereas I'm not sure if my net-worth in stock will be sufficient to get a good mortgage rate since my 'income-to-debt' ratio will be dramatically different.I don't intend to try taking on a bad deal in the short-term just because of the whole mortgage-lendability-risk issue, but I'm trying to figure out how much of an issue it really even is in the first place and how much I should take it into consideration.If I don't have an active income, presumably (and please, correct me if I'm wrong here) I'd still have some potential to get mortgages, but they'd be at a higher rate (e.g. maybe a couple percentage points higher)?

I have witnessed many who lost their life fortunes betting that RE was the only way to reach richness.

So I'm surprised by the minimalist bookkeeping.Thanks @Linda Weygant....I had the same thought about the IRS: I bet if they were audited they'd come up with some figures pretty quick!

Over the course of a year I would bet every note investor spends more than 24 hours on each NPN they have.