It happened to coincide with Hurrican Harvey and we flooded during the rehab. 212 extended the HM loan without any extra fees for 4 months until December 31 2017.

Assign a contract: This is where you get a property under contract and you "fee" that you collect at closing is for giving the end buyer the rights to execute on the contract.

Quote from @Edward Toomey V: I switched from Quickbooks to RentRedi 5 months ago because the payment processing fee cost me $400 a month with Quickbooks.

A genuine question here for you, who are you working with right now and how much are they charging you in fee?

You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

Building a solid team is another crucial factor.

The house will need a new fence soon, so I'll have to factor that into the scenario.I'm not sure which choice is the best option for me.

What do I do differently to "earn my fee"? 

You’re absolutely right—speed is such a critical factor in securing deals, especially in a competitive market.

I'll save you the details but...Per door cost: $63,300All in Cost: 700kTotal Revenue: 137k(ish) annuallyNOI: 65-73% (in the expenses we included: insurance, taxes, $75/month per door repair expense, management fee 8%, grass cutting, & a misc fund for random crap business license, etc.)Now...