I have to say that the AIA system --- despite its flaws --- makes it easy for parties to work together.

Third-party referrals work since few people do any due diligence. 

And with all the platforms like Zillow, Realtor, Redfin, Trulia. etc... the MLS has lost its value for the most part. I

The hard and the fun part is training my team there in the proper processes from planting all the way through selling.  

@William Causey depends on the transaction and the parties involved.Agree with @Dennis McNeely on some of the transaction costs.A different issue though is with an Assignment, the buyer gets to see what you paid for the property.

Best part is 1-2 years a refinance will make our numbers look even better and we are seeing our home increase in value because of both the forced appreciation via rehab and being in a growing market.If not married, I would have chose area first based on rentability.

If you are in that boat, nothing is stopping you from making an offer with a financing contingency.

I'm in the same boat.

Happy to discuss more to any interested parties. 

For 10 years, every arriving party in my STR finds 1) a fresh bowl of fruit, 2) a local city magazine and a weekly periodical and 3) 2 bottles of wine (1 white, 1 red, 1st bottle is complimentary, envelope to pay for 2nd bottle).No great expense, but "wows" the guests every time.