So it's really easy to delegate tasks to my family members or even perform tasks myself in-person. 

Sounds like you have a lot to contribute here!

Prefer to cashflow as close to day #1 as possible.No problem!

Both things are happening.Buyer agent commission is still negotiated up front with sellers although there is the option not to compensate a buyer's agent - aka have the buyer pay their agent.We also tell buyer's agents to include their commission in the offer.

The prices they have are towards the lower end and in PM you tend to get what you pay for.

I'd love to talk to you about your investments in Detroit.

I plan to put two duplexes on the property but with this high appraisal is there a smarter thing to do to pull that money out of it or just use it for better collateral for the construction loan most banks will lend on the transfer price within a seasoning period. we face the same issues for land entitlement and development.

Can you leverage any of your real estate to purchase this?

We recently found out our lease is void/unenforceable due to some wording in there related to who is responsible to pay for attorney fees. 

What I mean by that is that paying for leads that get sent to you just because you are paying for them is not smart scale right now, it costs too much for lukewarm.I was on Zillow Flex with my team of 50 for years and crushed it, but we had to kiss a lot of frogs at 35 percent referral fee.