It is also following new guidelines for gyms and pools.

There is a certain amount of gambling involved here. 

If houses are selling for $100k, have historically appreciated even marginally, and drop to $50k, it doesn't take much genius to gamble that they'll go back to $100k if you're willing to wait it out and can afford to pick them up.

Local banks and credit unions have always been a good option because they usually keep their loans in-house so they can create their own guidelines that can be less strict than the FHA ones that those who sell their loans need to follow.

Are there any kind of guidelines or how do you determine if your compensating someone justifyably while still making a great ROI?

Cash-out on investment properties has also gotten somewhat sparse and/or you have to maneuver through guidelines b/c some lenders also just stopped doing them, or doing cash-out, etc. 

. :) But owning a brokerage takes you from managing yourself and your clients and transactions in your own quite independent business (still operating under the guidelines of your brokerage, obviously) to managing and being responsible for a large number of PEOPLE - plus a lot more liability.So the main point I would make is that IMO it's not a natural progression, the huge shift in business model and activities and responsibilities means examining it as a new business and evaluating the trade-offs just as one would any other new venture.

Nathaniel Smith -  Get someone (family member, relative, friend, etc) to be the primary borrower; unfortunately FHA guidelines are not designed for "Full time students".Your plan to "house hack" a single family home is one that is used by alot of college students.

They were on a payment plan but have recently stopped payment, gone no communication and telling neighbors they plan on squatting thru December due to CDC guidelines. 

FHA does not have a provision within the 203K guidelines to allow a borrower to get reimbursed for money that they paid a contractor for work that is done through the 203K.