I do not know of any firm that would allow for a 50% commission reduction just because the buyer did not want any sort of representation.  

Please let me know how!

So, then they know what to expect and until those things you stated do or don't happen there is nothing to discuss. 

I know with a house hack it would cost less upfront to start but will guarantee a negative cashflow the first year.

I know many people here feel umbrella insurance is the way to go.

@Arya Chen Another suggestion is to look in the Events & Meetups section of the forums and attend some in person networking events even if you don't live in the areas you're considering investing, if you attend regular events and let people know what you're looking for - you'll be surprised at the connections you can make and where they can get you! 

You would have to look at number using local college group, if you need a DSCR loan let me know i can help with that to and i can use projected income from the short term rental to qualify you.

to get to the point, i would find an area likely to experience more demand and ensure the financials work out for both MTR & LTR's. i would ideally start out with a fourplex and depending how that goes, possibly scale from there. i do believe that it is more traditional to syndicate on larger properties so i am wondering if you know if it is possible to syndicate, starting off, for one fourplex or even one MTR condo. my gut feeling is to start with one beach-front condo in florida that requires $37,250 down . a new construction fourplex, however, i could finance with a USDA loan myself and not have to consider investors so that may make things easier, possibly.no airbnb's. maybe VRBO. two week minimum stay. only in areas very likely to have housing demand due to new factories being built.i own/run an STR right now and it is going well with only the occasional hiccup.

Those I know who've been successful in the Houston market usually are doing off-market deals. 

They saw his hustle, got to know him and his goals, and then started teaching him.