Then you can determine if you made a profit, loss or broke even.Determining your sales price can only be determined by the market. 

U dont have enough capital for those risks I love the second position holders who get in with small dollars, then see the $200k first position lien go into foreclosure and they need to pay it off / bid at foreclosure but do not have the money and get wiped out....  

if you have no money to put down then you're not ready.here's what i would do instead:-save up enough until you have enough money to do a live-in flip-do a live-in fliphope that helps

If they can manage them well, then no problem.

Then when your VAs suddenly quit or not performing well, you wonder why because you're paying an agency so much.

You can use this property to hedge any others that you add that may only cover themselves, or require supplement until they are paid off.HOWEVER, if you have decided that your goal is to use Real Estate as a stepping stone to build wealth by upgrading the property you hold each time (condo to house, house to 4-plex, 4-plex to 8 unit, etc) then I think you are right to sell now while you think the property is at the top of it's appreciation.It will be hard for anyone on BP to tell you what to do as we don't know your goal.You are right. 

At this time the primary goal is passive income and then scale within 5 years as I gain more experience and network. 

I then did some wholesaling, land flipping, did some more buying and am now just doing lending to build up active income.

It is not a scam, but you will have a very hard time finding a deal that is worth working with them, and frankly you are going to have to find someone that does not understand at all what their property is worth and get them to accept a super lowball offer to make it worth it. even then their points and fees will eat up so much that getting the 10% down loan will have a much much higher profit margin. 

I would say however that if you are looking to buy rentals then the landlord tenant laws are not landlord friendly.