We pay all of our expenses out of that which includes: broker split (my brokerage takes 22% of the total commission, this varies by brokerage and is typically anywhere from 5-50% depending on how much support the brokerage provides and whether or not the agent is on a team), transaction fees, transaction coordinator cut, income taxes (15-20% of what's left after broker gets their cut), errors and omissions insurance, MLS fees, board of Realtors dues, required continuing education costs, vehicle and vehicle insurance plus maintenance, repairs and gas, health insurance (also health insurance for the family if they are the sole breadwinner), technology fees, desk fees (office rent), marketing materials, advertising/ lead gen, etc.

This new twist of claiming you owe them money is a typical scam tactic to put you on the defensive so you won't contact them about the money they actually owe you. 

Typically it’s a secondary use meaning the land must have a primary use (like a home on it).

If cash flow means you make $8 more than your mortgage payment in month 4, awesome, you have $8 for that month.But.... if you factor in closing costs, make ready costs, leasing costs, repairs... it's typically years out until TRUE cash flow, with a value add or a turnkey (unless you absolutely knock it out of the park with a BRRRR and then somehow cash flow after the refi, which I guess is possible but very unlikely.)

The capital stack especially in CA is VERY complex and typically involves everything and more that you mentioned.

However, a wall sitting on top of conc. is not typically allowed however, there are work arounds.

typically anyone who says the following are not actual buyers:1.

Typically the higher RE cost market will have the better cash flow (excluding an extract of value) over a long hold.  

Typically, it’s reasonable to deduct for things like deep cleaning if the place was left pretty dirty.

Picking up flexible part-time jobs to qualify for a mortgage is definitely a smart move, as conventional lenders typically look for consistent W2 income.