I can speak a tad to Puerto Rico, but this probably applies broadly.

But that fact that every agent I know always starts at 6% seems a bit odd, and for the brief period I was a licensed agent, the fact that my brokerage based their commission splits and amounts due on the 6% commission (even if I negotiated a lower split with my clients) pretty much proves the case and the reason it was settled is because the NAR knows there was countless evidence to show a broad collusion.But, I think it is about time that buyers pay for their own representatives.  

Everything is on a spectrum.

For those who have flipped houses in multiple cities across Texas or Florida, which ones stand out as being on either end of the spectrum in terms of how difficult and time-consuming the permitting process is?

I'm just beta testing a few different options to work the bugs out before I open it up more broadly.

It's tough to give a straightforward answer to such a broad question. 

The guy who is 'buying' it from us bumped her rent 25% & given the rent was below mkt she had no problem paying the increase.The neighbors call her the 'smokin hoarder broad' because the home is full of fridge magnets & she is the ultimate chain smoker.

In str there is no right or wrong as the spectrum of items in this area is vast- location, type, size, etc etc etc. 

Broadly speaking, investor law is dictated by the state in which your investor resides and lending law is dictated by the state in which the property is located.

But meeting people and leaning on them for their direct expertise in the market your interested in can be very helpful after you have read a book or listened to a podcast on broad topics.