I push back against the dogmatic belief that because it didn't work for me this time, it's a failure.

If the seller’s offered compensation is equal to or greater than 2.5%, I will retain up to 3% of the sale price as my commission.

. $50,000 times 15 acres equals $750,000.You give that $750k development right to an agency, and It is treated as if you gave $750k to the Red Cross.It's a huge deduction.Depending on your tax bracket, that tax deduction could be worth several hundred thousand dollars to you.It's a pretty big deal.

Contrary to popular belief, this is not set because I believe it will give me a higher return.

If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6.

You should make sure that in the worst case scenario (no rooms rented out), that you will be able to afford the mortgage.Even though it's unlikely all the rooms will be vacant, its equally unlikely that all rooms will be rented out for a long time, room renters tend to move around a lot so you still want to make sure you're prepared for the vacancy, as Koren mentioned above expect leases under 12 months.  

If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6.

But your intentions and beliefs are just as important as the numbers.

The 1245 property (think personal property and bonus depreciation) is recaptured at ordinary tax rates though… so the new property must have an equal amount or more 1245 property. 

And the reality is  with most of CA being uber competitive as long as there is no collusion at the auction most of these homes would bid up to 70% or so everything being equal..