Many brokers are open to part-time agents, especially those focusing on investing rather than traditional sales.

My $10,000 went to the EM for the sale.

While I have a fantastic rate, the co-owner's giving me the option to refinance or he'll force a sale.

It means that you, as the purchaser, cannot close on the purchase of the property until (subject to the terms of the contract) the seller identifies a new asset to acquire with the proceeds of the sale. 

Purchase price: $515,000 Cash invested: $960,000 Sale price: $1,850,000 New Construction development, What made you interested in investing in this type of deal?

Did the proceeds from the sale count as short term or long term capital gains?

However, value add with a sale is not as implacted by rates.  

Purchase price: $840,000 Cash invested: $75,000 Sale price: $1,200,000 Full renovation of all 4 units.

Like you a purchased my primary residence in 2017 as an estate sale and landed an amazing deal which still holds a large amount of equity.

There aren't many lake front properties in that area for sale, but there are a number that are in the 800k range.