I purchased a duplex that equator was handling, I believe for Chase bank.The pipes were cut in all the right places but the pipes were not blown out, needless to saytwo new pumps, water heater, pipes, toilet, sink and possible shower now.  

I think to simplify the equation, I'm wondering if it would just make sense to have the listing agent also represent me as the buyer therefore the other agent having the option to offer 1/2 of the commission to their seller or keep both sides, without me acting as a Realtor in the transaction?

You'll soon began to visualize the difference and the effects of changing one variable in the equation.

I guess I was looking for info on what is doable (i.e. legal) and what's not.Let's forget my brother is in the equation at all...As I understand it, people buy apartment buildings to facilitate 1031s all the time?

You need to take your own personal preferences out of the equation make your decision based on financial returns. 

If the loan won't be sold to Freddie/Fannie, I don't believe the AMC component is part of the equation.

These equations do work but only in certain areas. 

Thanks to all as I have already gained more than I have given but am looking forward to balancing that equation moving forward.

I currently own ONE rental property which was a previous home 4 hours away and at the moment based on the numbers I have is slightly on the positive side of the cashflow equation. 

I usually equate the two, especially with the age of the home as negative.