Good point - At least in FL, since I am licensed I can pay to the other agent's broker legally.We pay the same regardless if it is an RE agent or not, i.e. we pay that same rate to friends, family, current clients, vendors, etc.

I am located in Western AustraliaI have been exploring small multi-family properties and flipping houses.

Property Inspections: How often are inspections conducted, and what reports/photos are provided?

The problem you're going to run into is Fannie/Freddie doesn't allow second home loans on anything but a single family residence (yes can be condo, townhouse, etc. just not 2-4 unit) so you're automatically thrown into the investment loan world.

I don’t really care about appreciation, I mainly focused on significant cash flow with minimal tenant headaches. are you open to ground up development or new construction strategies like build to rent, single family home infill, small multifamily 2-3 unit infill, or land development?

Parts of Garden City Beach are prone to flooding, so if you're buying a single-family house you'd definitely want Flood insurance. 

My goal this year is to house hack a multi-family property with my VA loan (i served in the military).

Or you could decide that you're going to hang in there for family/legacy reasons, and keep raising the rent whenever the market supports... and whenever you turn over a set of tenants.

Or like many small in businesses you raise cash from friends family and anyone else that knows loves and trusts you.The other thing I suggest is to make that $27,000 or $37000, or $50000 yourself over the next year. 

It's a townhome that we bought to move into, but due to some last minute changes we decided to live with family and rent it out (our mortgage company is aware of this).