.), the location, depth, and capacity of utilities to service the site - including public utilities (sanitary, storm and water services), franchised utilities (power, gas, cable), capacity of the local streets to accommodate additional traffic from your development...Be sure to find out if there are any specific local ordinances you need to satisfy (possible tree & wetland surveys, together with any necessary tree & landscape or wetland mitigation plans) and whether there are any concerns from municipal departments (e.g. hydrant locations from the fire department, storm inlet and retention requirements, as well as asphalt / concrete road requirements from the engineer), entrance requirements from the road commission (left turn and passing lanes at the site entrance), etc.Once you get past all this you can finally prepare a preliminary site plan and enter the political arena to get preliminary site plan approval, and to address any concessions the board and neighbors want from you to overcome their objections to your development.

Being a licensed agent obviously saves me the commission loss, but I would like to at least hold more than a year to stay away from short term capital gains taxes.

Sometimes it can take a little while to build up your commission income, so if you have to take on work for cash, do something in the field that puts you in the path of future business. 

Some of them are under water and would need to bring cash to close after paying commissions and closing costs. 

While this may converge with a planning commission meeting for 2024 budgeting, if it is at least on the table for 2025, that would be exciting. 

As a Broker we get caught up in all the commission we can earn from them but in today's game, what are these dorks getting from us?

when you buy a property you'll have closing costs, a down payment, rent-ready costs, costs to get set up with a PM, a commission to place a tenant... 

It would need to be an hourly wage or a salaried wage to not get in trouble with the real estate commission. 

That said, if I was retired, in a relatively low income tax bracket, or a real estate professional able to offset my commission income and interest income from PML with major cost-segregation, and wanted some spendable liquidity after a career in investing - PML all the way. 

But when it comes to bringing in commission income for the family she is a rock star she is a closer .