I’m an experienced property manager/licensed real estate agent trying to develop a proposal for my management fees for starting an STR branch for a big name agency.

The key is making sure what you're proposing works to help the seller get what they need while working out for you too. 

@Jeff SchechterJust making sure we understand each other, I'm neither preaching cash flow NOR Appreciation, it all depends on your strategy.BUT, saying "No other Investments but Positive Cash Flow Properties will make a significant profit" is just wrong and I and others have proven it mathematically in this thread.If you wanted to make a comparison on the return of our two different strategies, we couldn't do it on a Cash Flow ROI basis alone.Over the several decades I have been investing in Brooklyn, NYC, each of my properties have tremendous cash flow after all these years.For example, I bought a building where the average rent was $500 per unit in the year 2000.Now, that same building rents each unit for $1,900 per unit.You can imagine the the increase in cash flow if ALL of your properties Quadrupled in rental price.Adding to this, the value increase was from $140k in the year 2000 to what it is worth today at $1.1 Million.If we were to do a comparison, and I am not proposing we do so, we cannot use a Cash on Cash Analysis.

The impact of these proposed regulations on future housing supply and quality.Innovative solutions to contribute positively to the affordable housing crisis.Your insights are valuable!

The transaction creates a realized gain/loss so you have capital gains and depreciation recapture to worry about a it relates to your cost basis.You couldn't even 1031 them "together" since you have to buy as much as you sold.What are you proposing that is a "little bit different?"

I’m in a similar situation to what you were in then and trying to develop a proposal for my own fees for starting an STR branch for a big name agency.

And and now, there just aren't any good fish on the market.Your proposed solution then is, "Give me the damn paddle, I'll do it myself".Now read that paragraph again, but instead of fisherman, change it to "wholesaler". and change the word fish with "deals".Do you see my point?

Or at least proposed? 

But from what I've seen MD may go the way of AZ and some other states:https://azre.gov/news/arizonas-new-wholesaling-disclosure-re...I've seen the proposed amendments to current MD law and to me the proposed framework to protect the public makes more sense than trying to require people get licensed just so they can engage in conduct that you suggest the state considers illegal to begin with.

We can use a portion of the proposed rents at market rents for additional income when you provide a lease and deposit the day before closing.