Its not cost effective for him (even if billing by the hour) nor for the client to deal with it because most people just screw it up.I know there are lots of people pushing for self-directed accounts. 

Also you have locations like SW phila that were heavily pushed onto investors chasing BRRRR.

This will push people into the market to buy, with this higher demand and after the 7-9 month supply that we already have starting to dwindle down I see prices rising in some markets.  

Had a conversation last night with a guy who wants to buy a 3rd floor condo and says it would be fine if the 1st and 2ne floor get washed out.

Keep pushing forward—2025-2030 is gonna be 🔥! 

The problem: Yes they will buy, but they will also sell, so it becomes a wash in terms of supply and demand. 

I washed and made all beds.

With the cash flow number and the potential equity gain every year you can calculate your estimated return on equity - my hunch is that with $500k in equity it will not be great return.Another thing to keep in mind is that if you have lived in the current house for at least 2 of the last 5 years and it has appreciated a lot while you have owned it then you can sell with little to no capital gains (there is a limit that you may be pushing with that much equity).For those reasons I would probably consider options that involve selling.

Secondly, he again did not fully disclose everything and was pushing for the signature on the final closing documents, in them he has 2 seperate title agencies involved as well as a third party construction company listed as the policy holder for the insurance for the home, and the figures for sale are different from those on the sale agreement document that I did sign, with clauses included that state if the title is not free and clear that the buyer has the right to sue me for insurance purposes and to cover the silent second mortgage that I was only informed of because the title agency called me to say something was up after arranging the notary to come to me to sign the final documents (at which point I said no and had a copy of the closing documents emailed to me), and again the so called real estate agent negotiating the transaction is listed as the buyer (under the guise of being part of ushomebuyers.com, same as the agreement to sell). 

But, that's other side of POTUS election so who knows, maybe there is no care how that comes out in wash.