@Karl Krauskopf Okay, so you’re asking us how to screw Both agents, so you can save a few bucks.

Id say the biggest bang for your buck right now creating a space where multi-generational families can live but can be rented out two independent spaces if need be.

same thing those will usually have a sunset and investor may or may not put their money back in .. in bad situations you can count on investor freezing up.then you have wall street they are going to be like banks.. although with the notes that are in force with long maturities they have to honor them.. but may not extend new deals.There is always some lending and there are certainly small mom and pops with their own cash.. but tight market affects all.. that's from my 3 decades of being a HML ..

I am leaning back to being an agent as the market changes to see where things pan out.Many agents do part time and it works [I kinda work part time but I've been doing it for 25 years] and when I get busy it is all consuming.Getting your license is just a matter of time and a few hundred bucks, you can go each step and see how it goes.

Just the threat may make the seller reconsider trying to make a few extra bucks. 

www.tohickon.com is great, offices in Bucks & Center City. 

@Erick A Nelson Welcome to Bigger Pockets, you picked the right place to start, Go Bucks!!

It’s typically advisable/required to add the “owner/agent” in the public notes, though an actual signed disclosure form may be required for this too.As a side note, for a few hundred bucks you could probably track down the previous owner, get a release or QCD from them to clear title.....this assumes it’s Only the owner who could protest the sale....as opposed to other lien holders, of any.

It is so darn expensive to invest in CA and know that we can get more bang for our buck in the Midwest. 

Obviously I don't want to waste money but I'm willing to spend what will give me the best bang for my buck in the long term.