I’m new in WA, bought my first flip and like most, I was in the bidding wars in the first couple months of the year.

Arrangements like the one you suggest (where the agent gets a share of the revenue or an equity split) are way outside the norm, and outside the scope of a listing agreement - you'd likely need an attorney to draft such a partnership or JV, you may need affiliated business disclosures and other documents to comply with numerous federal laws, and these are not deals a real estate agent can necessarily enter into without their broker's awareness and consent.

This will virtually always eliminate the section 8 tenant.In summary, I suspect there are numerous ways other than source of income to not select section 8 including having high end units with rents higher than FMR, using move-in date as a criteria, etc.Good luck

From there the amount is diminished until you reach 150k in income at which point you lose the ability to write off real estate investment losses against your income taxes.I went over this example numerous times before posting the question as I wanted to try and get my facts straight.

Listen to numerous podcast and attend REIA meetings.  

The Cap Rate is up in the "war zone" range.

It may be that one buyer is known to reliably close, or will reliably work with the seller on their 1031, or numerous other things. 

And they do not like entity changes immediately prior to sale and 1031 in general.But there's still an answer that we've used numerous times with clients. 

If it's a war zone neighborhood, forget it. 

This avoids those numerous calls.