Val you do not have to be a REALTOR to hold a broker or agent license.At least not in my state.A REALTOR is belonging to NAR and paying yearly dues and subscribing to their code of ethics.Just because a broker/agent does not belong to NAR doesn't mean they do not have Ethics.As far as it being a short sale that is another correction.Most asset managers on a short sale if you are double ending they try to cut you to 4% and you end up at 5%.If I get 5% but you want me to give you 2% back I am representing you for FREE.There are people out there who think brokers/agents are not worth what they get paid.I don't give those people the time of day.The reason is I have a network of clients that pay me great money, a lot of money to reach their goals.I don't work with people who will fight me every step of the way.If you are landing a great deal you shouldn't care what the broker/agent makes period.I have brokers/agents that are buyers that tell me on my commercial deals to keep ALL the commission.They are getting such a great deal they want to be at the top of my list when I get more apartment buildings,retail,etc.They see the bigger picture.If you treat a broker/agent right they will feed you the great deals.I want someone who is not a hassle,pleasant to do business with,and keeps their word and follows through and closes the deal.Negotiations are tough but can be completed in a professional manner.Investors don't have to be nasty to get a deal done.I work with many investors who drive hard bargains but are very professional through the whole process.They are fair but tough and easy to work with.My father who has passed away showed me how you "get more with honey than you do with vinegar".Of course there is a time to not be nice but not upfront.I tell people do not EVER mistake my kindness for weakness or you will be in for a surprise.I have over 1,000 investors in my database looking for deals calling me saying "do you have anymore commercial property??".

In lending there are compensating factors, if a borrower is weak in one area they might make up the deficiency in another area, say you only have owner experience in 3 SFDs, but your net worth is twice the purchase price, that will probably fly if everything else is decent.You can get creative, you can use seller financing, but unless the seller is family, most all investors who own multis are not going to be walking away taking a note with 5% down or doing some contract, generally there will be some real money involved.

Most markets are seeing flat growth, big boxes are becoming smaller, office building demand is weak, mom and pops are going away, or gone....and only the strong are surviving.

9 month negotiation - 3 bpos - crappy attorney negotiator -- brought $2800 for second lender - lost 3 buyers - had two extensions on first - miner issues at closings and finally double closed$26,000 net profitShort sales are not for the weak of heart, but if you can persevere, certainly worth it.I get a kick out of agents who say we "hold up properties" - ummmm, YES I DO, and we also get it done.Sellers were PSYCHED to stay in house extra time, end buyers were PSYCHED they got a house about 10% under market value, both buyers and sellers agent psyched.Here's my visa commercialHouse cleanout: $200Payment to second lender to get deal done: $2800Smokes and water certs: $100Happiness for all parties involved in same day closings: PRICELESS :D

At $400/month that's a pretty weak rental when you figure the overhead, taxes, insurance and maintenance involved in it so without a rent increase I wouldn't buy that unless somebody was giving it to me.

Unfortunately, weak years in 2007 and 2008 lowered the value.

I confess to a weakness of spending what should be emergency reserves to buy new properties...

Weak secondary or tertiary markets are very difficult to get even a solid project funded in.

@Tranice Davis Your strategy and path will depend a lot on your circumstances, your strengths and weaknesses, and your desires.If you honestly assess these things, then you'll be able to choose the best way to start.  

I am not unloading 4 deals a weak as the gurus preach, I work 2-3 houses every 3 months & I don't spam my investors email either.