Your profit projections need also to take into account closing, carrying, and commission costs.

I am more interested in working for the commissions on the buying and selling sides of the deal.

For the four years that I have been an owner in these markets, I've used a leasing agent who charges one month's rent as a commission (or 75% of one month's rent if there is no broker representing the tenant).

You might also find a local website that tracks this info as well.They want you to pay for it sometimes to get the information.You can always use a commercial broker for your first deal in that type of property.The seller usually has a commission factored into the listing price.

Usually there is a commission split between the listing agent and the agent who brings the tenant.

I then had to pay a 12% commission (to get a cash buyer).

If your wife is not on title, then she can't take the capital gain exclusion in her own right even though she may have maintained the property as her principal residence at least two of the five years before you sell.On the other hand, if you sell in the next couple of years, there may not be any capital gain anyway after selling expenses and sales commission.

In the management agreement I signed with him, there is a clause that says if I terminate the PM without cause, I will "pay a sum equal to the commissions due for the remainder of the current resident's occupany".The current lease won't expire until next June.

So, is there not a commission when the sale actually takes place?

This happens because most brokers with a great deal are hoping to get both sides of the commission instead of splitting it with another broker.