Conventional loan, 20% down non-owner occupied.

Current individual stock portfolio (non-retirement accounts) with holdings that might be volatile in the next few years (big tech & big oil). $51k is about 17% of the portfolio and gains on the stock holdings are already 100-200% (long-term).

How I have seen an hourly rate structure for a buyers agent work is like this: a non-refundable retainer is first paid to the broker. 

I also looked at non canal homes which were a bit cheaper and they can do similar to canal homes but cost less so end up with better profitability.

Seems to me cohesive set of laws and rules regarding this activity would benefit  both the public and those that want to engage in the activity.  

Every bank at that time had way too many non-performing assets on its books.

Do one task at a time in each app so you can compare apples to apples.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.

Quote from @Paige Seeley: @Jay Hurst even with 20% down, what non conventional options are you talking about? 

Very limited doesn't really convey it in venue sense, nearly non-existent is more accurate. 

NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.