With an interest rate in the 2s, cash-out refinance and selling should be out of the equation. 

I can see more agents finding someone like me that partners on fix and flip and just buy their own deals and cut the investor out of the equation. since they are doing all the work for small fee especially in low value markets they can now pick up the profit on the deal along with listing commish and basically do the same thing.. they can cut down on volume and make more money .

You allow this, it will be a story every month which equates to you paying.

For bigger transactional income we have our building projects which I have to PG however even though the risk is always there we have been blessed these last 4 years on these that equates to about 120 homes built and mostly all sold.. then the balance in Notes a few long term.. and JV partner on land deals and flip houses those have zero debt.

To reiterate my point, we can remove real estate from the equation and use a business instead.

(I know I know - this is not the proper cash flow equation because it doesn't take into account vacancy, maintenance and capex) This cash flow does not take vacancy and maintenance into consideration, so that’s the risk.

Don,Further I will say that investors only equate cash flow to rental income and they are unaware of cash flow through notes and other debt obligations. now granted owning the asset also gives you tax bene's that notes do not.

Your asset ownership isn't part of the equation. 

I can also give you info on running those numbers too if you aren't familiar with the equations.

  - If you want to take specifically $50K, that may or may not equate to 10% of the total value.