I'm a licensed residential real estate agent with less than 2 years of comission.

You would want to see his license and bond and insurance.

I am planning on taking the test for my real estate license soon, and I hope to help/learn to flip houses with my dad for the next year or so then do them myself.

I’ve definitely thought about getting my license and being a Liston agent.

@Jessica Kaklins You call around to licensed inspectors and contractors .

@Paul Thompson ok, then if you are buying with cash and then seeking to refinance there is a proper method of doing this and still being able to refinance with Fannie/Freddie loans. 

Get your realtor license?

Dont bet on the market, bet on a variable you can control like property management, proper maintenance, well screened tenants, etc.

What's even more is that using the IRR, you can also then make comparisons to a whole lot of other types of Investments.To answer your question, however, please refer to this snapshot:Rather than calculate the IRR for each and every year, I just decided to calculate the 5 year IRR for the numbers you type out in your last post.You really should split it out as I have done in this spreadsheet.First, make a column only for the Buy/Sell, or as I put it, Appreciation.When you buy the Investment, you paid $323,472.Noticed you PAID for the investment.Most people don't really understand Cash Flow so they don't understand that Cash Flow is really just a direction of how cash is flowing.You need to first pick a reference point and then you can figure out how to properly put a sign on the Cash Flow.In this case, we have a Cash Flow of $323,472.HOWEVER, we need a reference point.

Is it legal to pay someone not licensed a fee for a referral aka bird dogging?