That said, we are interested in potentially obtaining our own real estate license, for the usual reasons; MLS access, cut out the middle man etc.

Habitat would do it but that's a charity program as you know.My only suggestion to anyone engaged with new construction with Morris is to be uber careful.Home inspections at each phase is critical.. once you cover the walls you cant see the corners that are cut.. even though it could pass city inspection.. also you run into mechanics leins and so on and so forth.. building from ground up takes a little more experience than rehabbing.. 

I questioned the lender, who is a close friend of my business partners, and he said he cut his commission to get us down to 4.875% and it should have been 5%.

Cut your losses and drop the price so it pops back up on buyer's radar.

Well turns out, the city is now rezoning multifamily zones--despite moving closer and closer to rent control because we're in a "housing crisis"--to cut the allowable square footage IN HALF from what we can build today.  

If a realtor gets involved then they would just be getting a cut and then the tenant buyer would only be getting the difference after that.

@Devin Arrigo Many first time investors like the idea of house hacking for many reasons including the opportunity to see if they are cut out to be a landlord and the potential ability to have their tenant pay most of the mortgage.

Property transfers are slowing down, home flips are inflating figures at unjustifiable amounts, and quite frankly, Phoenix is a place where when a recession hits, companies start cutting jobs in backoffice functions first, many that reside here in town. 

$10,400 + $15,000 = $25,400.I am married with 2 kids and love the family time, so 1-2 transactions per year is a small time commitment and just barely cuts into family time.If I sell 2 transactions in a year then I buy another property that year as opposed to every 2 years.I put all houses on a 15 year loan.

I am married with 2 kids and love the family time, so 1-2 transactions per year is a small time commitment and just barely cuts into family time.