Commercial agents get cut out of deals waaaaay more than residential agents, so we need to know you're  not looking to be cheap, that you value our services and can commit to paying us.I'm not saying you haven't done all of this, but again you will be amazed at how many people want to use us to pay nothing to get everything.  

I am just starting out so I have the time for it, but in a year or two I may want a property management company - but this cuts income significantly, so I'm wondering if the deal is worth it. 

Find a GC who’s willing to put in the work for a cut of the profit when you sell?

I'm no real estate lawyer, and I have no moral issue with what you're trying to do, but this sounds like a pretty clear cut case of brokering real estate. 

I’d like to push all tax write offs to the non-Trump tax cut era. 

Option 1: invest in multi family housing Pro- semi reliable income- cuts cost on my living expenditures -recession proof (can be argued)Cons- high cost start (for me at least)- first time managingOption 2: Buy land and try to negotiate a development deal Pro-huge reward -can be fast- after deal is done right, I'm hands offCon-very risky especially for intro-no expertise in this field -finding a great deal in hardOption 3: wholesalePro-great return-can be fast-not long term Con-hard to find good deals especially with a full time job -can be a nightmare project-no expertise Please correct me if I have messed up with any of my pros/cons.

I expect most people to say networking, but let's see what's working in this market.NetworkingCallingDoorknockingPostcardsSocial MediaPersonally I cut back on my mailers and I'm mainly going direct to seller with door knocking and calling. 

No, the junkies are never thoughtful enough to turn the water off before they start cutting.

I want to take on a partner that knows construction, and cut him in on the profits.

The government wants you to pay for your own retirement so they should cut other programs first because the govt would have to take care of you in retirement.