@Ron Flatt I agree with your view, but do wonder how much the baby boomers will effect the market in general.

A new study of 483 cities shows Austin to be one of the least effected by the Covid financial impact.  

Jumbo programs have all been suspended at the moment due to the coronavirus and the ripple effect it's had on the lending industry/economy as a whole. 

In effect you will always pay the higher of the two rates.

Seems like a reasonable response under the circumstances and I appreciate it telling the other side (our side).I think the majority of us on here are receptive to working with our tenants who are effected by COVID 19.

@philip ganz is a good independent voice on what’s realistic these days.

Iv'e been debating whether or not this whole pandemic had really effected me from moving on with my plans.

Unless you have a lot of experience in searching and examining title is tough to be sure you have identified all the documents that may affect title and being sure what effect they may have. 

While 1031 Exchanges are clearly not the 1st priority right now, people who took the time & expense to set up these transactions, & were (or will get) shut out through no fault of their own (county clerk's offices closed or whatever the reason may be), should not be hit with a tax they weren't supposed to pay under our tax code.  1031's should be honored.Denial of 1031 benefits also affects a chain of other transactions with a domino effect, clearly not something we need right now in our economy. 

And when you do eventually do become a Broker, you'll then need to ensure you have your own EEO and business liability coverage, and likely many other fees should you decide to open a Bricks 'n Mortar company.  ...so in a nutshell, I would say "NO', it is not cost effective to become a Broker strictly to save on your own deals.