This duplex has two small units and a large spacious lot in the back along with a three car garage.

We converted a home from a 4/2 to a 3/3 to rent on Airbnb.After paying the lender his fee and buying the property back we made a small profit.

The Brokers can work with you one on one, they are willing to negotiate on commission structure, and you're not a small fish in a big pond.

This single action, for me, was the biggest thing that has advanced my RE investing.I'm part of a small meet up in downtown.

That sounds like an easy choice - you could always try to sue the contractor and/or whomever you bought the house from in small claims court later if you're intent on getting the $500 back. 

Without leases, especially in such a small building, that's a huge drop in price.

I'm interested in SFH's and possibly some small multi-family. 

I have a lot in a small Texas town that I am looking at for new construction, essentially as a raw land flip over to duplex or SFH, which I will then house hack for a few years before renting out fully.

This last time, I found one potential tenant who sued a local small business and won a 6 figure judgment.  

The 1k is subjective but the idea is don't lose a deal over a small amount of money.