There has never been a standard commission of course (anti-trust laws), but now it is a very different time than it was the last few years!

Yes they may be paying their rent, but we all know there are other ways in which tenants can be problematic (there are bad landlords as well).

The lead quality had taken a turn for the worse in the last few months. 

Just realize that at the end of the day it is the Inspector's name on the line if something were to happen, so it is not a surprise when Inspectors want everything opened up to see what is behind the drywall.3) IMHO, the ideal option would be for you to get permits for an expansion and bring everything up to code using those permits.4) Lastly, if your ground floor unit is vacant, I would recommend keeping it that way.

That is their job to walk with you through the entire process including the time periods and identifying the requirements for reinvestment as well as documentation. 

And, those that are doing it well, are spending A LOT of money on marketing to both find and sell houses.On to your question: no lender is going to let you borrow your down payment and be 100% financed in the deal.  

But if its in a good area, well presented and priced, it sees multiple offers still.

Pref Rents are below "legal max" and can potentially remain there forever (or as long as that tenant exercises their legal right to renewals... allowable increases are based on the Pref rent as well.

But I dumped out the last person’s stuff on the front porch and changed the locks after I evicted her in court and she refused to leave.

Well said.