It is hard to cash flow the first year because many times like other people have mentioned above, properties are repaired to look nice or to pass inspections (point of sales)but it may not reflect the true nature of the property.

For example, if your original loan was $287k, and the new appraised value of the property is significantly higher due to the completed duplex, the new loan could increase to reflect that higher value, allowing you to access more capital. 

All this made me bitter, and sour, and it reflects in my interaction with BP members, your team, and the people I am trying to help.

Of course if the sellers refuse to pay for the buyer's side commission, then the price of the home will need to be negotiated to reflect that, especially in those cases where people push their lending limits to the edge.

This raises risk and increases effort required which is to be reflected in rent increases.  

Madison and Dane County continues to be a growing market, with price increases reflecting that. 

I simply don't change my habits to reflect my new knowledge, and am stuck choosing to not change, because its "scary"...

I've been in similar types of situations here in Chicago and for me it's always better to reflect on my lessons learned and to move forward.  

Rates will come down and homes will hit the market but you will continue to have the problem that most people cannot afford a home and the numbers do not work for investment purposes.Mortgage rates are simply reflecting a price of front running the market.Those gullible will fall for the bait.

I told him to talk to me before signing with an agent as I know it will cost him 5-6% additional which would reflect on a price increase plus I have to deal with competition.