IE - they're stringing you along to get exposure to deal flow, and they're not making any tangible or material commitments to being your financial partner, unless it's an absolutely incredible deal that they cannot afford to miss out on.

Also, working with a realtor with good social media exposure can be additional free marketing for your property.

The two must be integrated for the lowest tax exposure and maximum asset protection. 

You may hold some recourse exposure, but all but certain this PM does too.

I use Excel daily and am getting more exposure to power query.

That will limit your exposure.

And limit your exposure to like 25k - 35k per deal.If you draw down enough money to finance a purchase and rehab with HELOC you can be in for 150k - 200k. 

If it's get exposure to other forms of income or hard assets or location, then cool.

bondo glass" (also polyester resin, talc with fiberglass cloth strands) & similar is the "lowest" group of products I would even remotely consider for exterior/occasional water exposure.

Yes, there may be a small exposure to floating rate loans, but these are hedged with swaps, not caps, and account for generally less than 20% of the overall debt attributed to assets.