You definitely don't want a commission split nor do you need the systems and training that the larger brokerages offer.As far as your own purchases, you could start out using a lawyer to review documents and help you understand everything until you have a better grasp on it.

What documents is it important to have as a hard money lender on each loan. 

Washington was recently voted the best state to live in by US News (not to brag or anything) : )Tacoma has a lot of positives going for it.

@May Emery I actually just read a news article this morning saying that seniors are choosing to stay in their homes at a higher rate than whats typically been observed in the past. https://www.housingwire.com/articles/46757-baby-boomers-wont-downsize-homes-anytime-soon

@Natalie HahnI think you've kinda missed the boat for the Bay Area to be honest... people are moving OUT of the Bay Area into the Central Valley (Stockton) and Sacramento.Sacramento is #7 in the nation for Rent Growth in the country:https://www.bizjournals.com/sacramento/news/2019/01/10/sacramento-is-7th-on-list-of-top-rent-growth.htmlMakes sense, as everyone coming from the Bay Area is used to paying WAY more for housing, so everything in the central valley looks like a screaming deal. 

Either it's a good deal for you or it's not.Your offer to purchase should include a requirement that they provide all documentation and agree to sign an estoppel certificate (also called estoppel form or agreement).

Crazy good news for Greenwood.

I'm now interested in renting out my current house and moving into a new SFH or multi-family as owner occupied.When I asked my lender about this he said:"If you buy a new home that is a lower price than your current home, and you have only lived in your current home for about a year, the Underwriter may not allow you to call the new one a primary residence, unless we can document why you are downsizing."

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

So that's good news in alot of ways for the area.My property manager is pretty great though too!