Maybe I'm misunderstanding you or you're misunderstanding me, or perhaps since you work in the region you're used to thinking of boundaries different from the official ones.

Personally I would let her be a dual agent for 5% and pocket the extra 1%.I think you your underestimating or misunderstanding what an agent does.

It allows me to get in at bargain basement prices every 10 years or so and achieve more than double the high long term average appreciation rates while it recovers.To cash flow ... day 1 cash flow is not the same as cash flow over the long haul (which again is the timeframe that b&h investors should care about) ... rent growth and capex (which is higher as a percentage of cash flow and property values for lower price points) need to also be considered....and still nobody has even attempted to come with sensible rebute to the many other cons listed ...Do NOT misunderstand me ...

@Nick Thurston My parents had lived in SF for a few years, its crazy over haha.Just like @Chris Mason had mentioned, you would need the 3.5% down using the 203k loan.Sorry if I misunderstand your question, but maybe this will help.

They either restrict this from happening or require me to get more expensive commercial based policies.I hear about people doing this all the time but it doesn't seem as straight forward as i had hoped unless I'm misunderstanding something.

Your going to get a lot of bad advice from people who aren't measuring it properly, and misunderstand what is and isn't working.

I may be misunderstanding and correct me if so, but I would think an investor would want the house before you would work on it.

Did I misunderstand your question?

Is that accurate or am I misunderstanding?

@Nadav Akselrad I think you are misunderstanding what the CAPEX is for.