The sales comparison approach is typically done for residential real estate and will be less appropriate and come in under value because there are no good comps, and even an appraisal using the income approach (unless the appraiser is trained to do more complex commercial appraisals) is probably not going to be the most accurate either because they typically use market cap rates and in this case you don’t have good comparable income properties to find the market cap for the analysis.  

Here is the source for the commission rate, right from the Sitzler NAR lawsuit judgement (bold text added):"In addition to training, Plaintiffs have presented expert testimony showing that Section 2-G-1 had the effect of stabilizing commission rates.

It also has the benefit of being local which is great training wheels as you learn how to be a killer host.Now assuming that you mostly want a cool property to stay in sometimes near water and don't want to spend a ton of time managing I really like the outer banks in NC.

Because I got trained and knew that it was just a matter of time I'd find a deal.

Only when the $-train stopped did every accusation of every kind come out.

How long (Months, year) does the training run and what is covered. 

These are professionals with additional training and a stricter code of ethics.

I've visited out there and thought it was a great little area (besides the train...) with a lot of potential.  

If you want to explore MF or any other asset class, the best course is to go to some training courses and get a coach or mentor. 

They told me they never trained for that, just reacted to save their own skin.