The Short Term ShowThe Short Term Rental Management ShowThe Short Term Shop all day long.

I get what your saying I was employed in the late 80s by a big syndicator in SF who had over 250 different apartments  senior housing student housing shopping  MHP and i headed up land development for them..

However, prop 13 is a gift to long holds, my interest rates are high 2s or in the 3s, and everything was financed (cashed out) between Dec 2020 and Dec 2021 (when the government tells you they are going to raise interest rates, it is generally a good idea to believe them).

So most agents are only putting about half of that $12k in their pocket, and out of that $6k they have to cover all of their operating expenses: licensing fees, MLS/ Realtor Association fees, continuing education classes to stay compliant with licensing requirements, monthly "desk" fees/ technology fees to their brokerage, health insurance for themselves and their family, errors and omissions insurance (required), marketing, car, car insurance, gas, clothes, computer/ software, cell phone, closing gifts, signs, photography, staging if they offer that, etc.

This will give you more time to shop rates/fees than to be under the gun with a purchase loan. 

Other thought is sell our home that I did a live in flip and build a home with a detached shop. 

But I am still shopping before making up my mind.

If it came from your parents, you may need a gift letter from them stating that it's gift and does not need to be repaid.

all of the things your talking about are readily available to you with simple google searches etc.PS BP has work shops that cost some money I have not been but I suspect those would be well worth the money..

Could you gift the down payment to your mother in law so she can buy it and then transfer title to you when your house is done?