The business is located in Brooklyn New York and there will be roughly 3 agents working with me  It is mainly a commission based on sales and rentals fIrm  and though it has survived the last 20 years it needs new business model ideas. 

You may have been able to squeeze out a higher return relative to a non VR, but it's still an active business model that is separate from the physical property and should not be used to determine the value of the property.

If i cannot arange for full term fixed financing my business model could fall apart .  

I guess the beaches, models, and 70 degree weather is worth paying the high LLC fees :) 

When evaluating properties be sure to make sure they include the basics like: Real Estate Taxes Insurance Gas & Electric Water & Sewage Repairs & Maintenance Unit Turnover Contract Services General & Administrative Payroll & Benefits Marketing & Promotion Legal & Accounting Landscape & Snow Removal Trash Removal Management Fee Reserves for ReplacementsThese items at the very least should be included in any competent underwriting of a property, be it by a broker or the owner directly.  

I have watched the models of different agents in our office and worked under different agents in our office.

The 6% commission model is no longer in fashion.

I tell my RE agent to tell the seller that I will pay to have any remaining items removed from the house and pay for a U-Haul if they close on the 9th.February 2 - RE agent calls me and tells me that they want to keep the February 29th close date because it would be too hard to "alter their schedule".  

We've found that HUD estimates tend to be low for repairs especially when considering what kind of quality you really want in the property.You need to factor in any potential CAPEX, maintenance, common area utilities, water & potential reserves (Reserves are really there to cover CAPEX items)

@Dan FisherThere are two business models in the SDIRA industry.Custodians (trust companies generally) hold the account and do all the processing and record keeping.