I think I'm just not understanding what sort of realtor would be willing to help do something like this because I assume most realtors are used to finding you a move-in ready primary home and that's really what they know, and that the price needs to be a certain level to get a worthwhile commission.

Your primary issue is not what the PM is charging but the underwriting that led to this purchase.  

If you are buying a primary then you will not necessarily be able to utilize the LLC for this property.

Plus, years down the road, I plan to split my time between SF and Detroit, so this would be a step in that direction.Another major focus for 2025 is a personal project: we recently completed a large ADU build at our primary residence here in California.

What are your primary financial goals (e.g., early retirement, maximizing cash flow, minimizing debt)?

I have to decide if im going to use a new injection of capital from the sale of my primary residence to:1) Hold in treasury bills at 4.5 percent until I find another property to purchase2) Pay off one of two existing mortgages, one at 3.75 percent and another at 4.5 percent3) Just find something to buy that beats either of those percentages on paper and be done with it4) Possibly loan out some hard money/broker it to a friend to allocateIts never an easy decision, but its a good problem to have.

Just wondering, when you say you never put down more than 10% and other other benefits you describe, I'm assuming that's just for a house hack/primary residence?

I of course want to start small.My dilemma is: I was approved through work to get a forgivable $12,500 down payment assistance on a "primary home" near where I work.

Hey BiggerPockets Community,I’m working with an organization that’s aiming to address affordable housing in a way that leverages time as a primary tool.

You can take yourself out or severely set yourself back if things go awry.I've bounced around the investment mortgage industry for 5 years.