I defined the market as whatever I can drive to within an hour.

Or do you just hire subs for different aspects of the projects

Selling the contract as opposed to selling the property is still soliciting for the exchange of real estate for a fee and that meets the definition of brokering defined by state law.In my opinion, the safest thing to do if you don't want to get your license is to close first, then advertise and sell the property.

Anyway cap rtes are thrown on here frequently and the way theya re defined on here befuddles me as I am used to the Walgreens / Targets of the world and ( typically A+ tenants in the 5 range A Multi family will get you high 6's low 7's in various markets ) cap rates determine value  eg...

The relaxed casual aspect is perfect For pure networking! 

First you have to define your goal.    

IMHO, it is more cost effective and still cover legal aspects. 

There is also the soft heart aspect of this for me, where the buyer is a single mother with two children and this will be her first house. 

There is also the soft heart aspect of this for me, where the buyer is a single mother with two children and this will be her first house. 

This is the other main aspect of having a low-stress group living situation in your rental properties.