Best do Joint venture with an experienced investor and then slowly get independent is a good approach

A separate flip account can help manage flips independently.

I think my attorney is giving me a little more, like audit protection or some such.

While the IRS does not mandate a physical site visit, the IRS cost segregation audit technique guide (ATG) does suggest conducting “field inspections.”It’s important to note that the ATG is not an official IRS document.It serves as a guide and cannot be used, cited, or relied upon as an authoritative source.However, the recommendations in the ATG are worth considering.According to the guide: “A field inspection is recommended to document the physical details of the building, type of construction, materials used for construction, the assets contained in the building, the size and types of building systems, and any land improvements that were included in the purchase of the property and the condition of that property at the time of purchase.”So while the IRS does not require a site visit for cost segregation studies, following the guidance from the cost segregation audit technique guide can be beneficial.

In California, an unlicensed professional cannot independently let a client into a home to show it; only a licensed real estate agent can conduct property showings, although an unlicensed assistant may be present to let someone in under the supervision of a licensed agent for specific purposes like inspections or repairs, but cannot discuss the property details or engage in sales activitiesPaying agents hourly would drive your overhead through the roof especially if the brokerage is not closing deals!!!

You can learn to do this independently or get a rockstar REALTOR to lead the way.

Some do 200k a year or more.No way will I believe that unless someone shows me their audited books.

Does your agent work for the insurance company or are they independent? 

I think using a value outside of that is going to be tough to defend if you are doing a cost seg, which already attracts quite a few audits.  

I appreciate your thoughtsSorry for another question, I still beginning my searches about this subject, in this case do you have a LLC holding managing all other companies or all of your companies are totally independent?