The traditional investors here advise against negative or 0 cash flow.

But, any property Not paying the required commission is brought to the attention of the buyer, so then they have a choice-adjust their offer to include the difference, or pass.  

I'm just a broker with non-traditional working hours. :-)  You also may want to consider joining a company that has a real estate team structure. 

I'm primarily focusing now on investing instead of the traditional sales.

so far, I did all of my investments Out-of-States... because I didn't have choice! 

Texas has more cites but Atlanta has me so I think it's a better choice. 

Moreover, it helps to narrow down my choices.

All I am buying a house with the strategy to resell it to the current tenants... Seller needs immediate money, so I am buying it cash for 100... Retail value 140.

I understand that tenant could not buy it right away ...

mother-in-law, mother-daughter, jack-and-jill, 'Summer Kitchen' and/or maid's quarters yada yada  - as many mansions and other estates traditionally do -  if its a SFD that means per code/ordinances etc u cant rent separate tent dwelling/apartments within it - only maybe a room or so.thats why instead, large SFDs with a duplex layout (or maybe even a 'back house') to spare will 'rent out a room' to avoid grossly breaking zoning and C of O rules for a single fam dwelling. of course that means either the kitchen is inherently shared or one of the persons (ie, a college student, or a raw vegan) simply does not need access to a traditional kitchen whatsoever.

It is no wonder that flipping is the number one choice for getting started among beginners, but let's not forget that there are a few drawbacks to flipping.