I have already seen the new forms/addendums that will be used here in Arizona, the common one for this will be the Seller Compensation Addendum.The one thing that might happen in your discount buyer agent scenario is you might get a buyers agent who agrees to a lower commission and then the listing agent is offering a co-broke that is higher than he agreed to, well now that buyers agent will only be able to get paid the lower amount he agreed to and the listing agent will keep the remainder, so listing agents could end up getting paid more.As far as your question on what to pay an agent, I view it similarly to hiring an attorney, there are discount attorney's and they might be okay for some people in some circumstances, or if you know the proper procedures and deadlines then maybe you do it on your own without an attorney.

We ended up cash flowing $4,600 in October (half a month on Airbnb/VRBO!)

The amount could end up being substantially MORE.

I told them that their contract will be ending at the end of this month.

From what I can tell the fees per booking are high and they don't really cover much other than those extras if I don't like the actual combined utility of the calendar maintenance of airbnb and vrbo.  

Then is cash is tight find a property where the seller is motivated to sell or maybe it has been sitting on the MLS and has a high DOM.

A beautiful home for someone else to treasure and some profit for my father and I at the end!

@Christine Helgemo, @Tigran Kalaydzhyan, & @Michael Plaks - if any of you ended up having direct experience with this attorney and don’t mind sharing, I would love to hear how it went.

You'll have an advantage as when you're buying a single family home, you could look for ways to maximize your value by purchasing a house that has a finished basement.More often than not, my clients that have been in your shoes have ended up living in the basement while renting out the rest of house as a full home.Not saying this is what will work for you, but just my $0.02 on what to look for... give me a shout via DM or text me at the number in my signature.

Surely some locations are saturated, but the demand from NYC area folks coming Upstate is still high.