(With your stellar reply, you gave me courage. lol) You did a good job of writing a reply that was more realistic than simply cheerleading somebody to push themselves forward to being a guest on podcast faking it till you can make it.

And compare that to simply refinancing.

Some of the comments above are simply ignorant to what lenders allow and don't.  501c3 falls in the same area as non-recourse loans for the most part. 

A deal that produced a 25% net IRR to investors with a 1% acquisition fee, 1% asset management fee, simply pref + single tier waterfall, etc, may only produce a 15% net IRR under the current fee and carry structure, if their acq fee went to 3%, pref went down, they now have a GP catchup and multi-tier waterfall giving them higher splits for higher returns, etc.

Ended off just simply putting a carpet over it.

They’re simply projecting their own incompetence onto you.

Thanks guys - my partner does the Brokerage and we were discussing how to address the commission - we are fine paying just debating how to handle the upfront question when the Buyers agent calls about the listing ...My thoughts were to simply state that Seller is fine paying a commission and put it in the offer - and he wants to offer the % upfront ... 

Additionally, as long as you put 20% down, it typically keeps you safe in terms of cash flow, and then you simply have a couple dozen houses with tenants paying off your mortgages.

The question that I'm mulling over is, "Do I step in to fill that need, since I have the property management experience and contacts prior, or do I simply pursue investing and manage my own properties?"

Finally- you can eliminate 95% of the troubles and risk by simply having professional and legal screening and management processes, so don't sleep on that piece.