It's very helpful to se the real challenges you've encountered across different markets- especially your point on finding qualified subs and staying away from high-rate lenders. 

Hello Vin Se. 

But this may just be the tenant and not have anything to do with THD per se and may not be the case every time. 

Nothing was "wrong" with them per se, but they were not nearly as dedicated as I needed.

We don't necessarily have a NEED or desire to get something off-market per se.

It's not a listing agreement per se - it's an agreement between agent and seller - let's say when agents really have buyers who like FSBO houses.Of course, agent is not going to show the house without making sure he's get paid but it won't be "Exclusive right to sell"Just an agreement kinda like "If I show your house and my client buy it, I'm entitled in 3-4-5% of the selling price.It could be anything, even the listing agreement without exclusive right for the agent - who bring the buyer - that one get paid.

You'll for sure get those costs later.If you're looking for a sub $300k market in the SE, I'd pursue college towns with good athletic programs and create small STRs but be ready for the seasonality.

First, unfortunately many CPAs are not interpreting the Regs to IRC 469 properly and some are even defaulting STR to Sch C and SE tax without regard.

I don't believe section 8 in our area, here in se Iowa, will back pay for the time waiting for applications to be approved.

IRC 469 and IRC 1402 (SE tax) are not connected at the hip.