In those states requiring a license to broker commercial loans, the referral source is now breaking the law.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

Like I mentioned, I'm looking to get into rental properties.

But again...at WHAT point does "flat rate" billing cross over into fraud? 

If I were to do it right now, I would still try to house hack but would definitely look into staying in the studio if the rent is chheap and it would allow me the freedom to buy more investment properties. 

Shingle manufacturers change their colors every 5-8yrs, so you should be able to find the same matching shingle and blend it into the existing. 

So most do not worry about capex, so they will either patch it up to keep going or go into debt?

My wife and I are looking to purchase our first property with hopes to turn it into a STR.

Most builder only put a few homes in MLS so that the public can find them and come in to the models.

Have had some experience real estate investing (1 house hack and 2 rentals) but took a break this past year.