As a Florida Mortgage Broker, I've been helping my pre-approved borrowers obtain this savings for almost 20 yrs now.Unlike Seller Credit, which the buyer has to actually pay more for the property to get the seller credit, Real Estate Commission Rebate is generally pure Tax Free savings for the consumer.

You get lockbox codes so you can walk through them alone (no more waiting on realtors, wasting their time, or vice-versa)You can see a property and get an offer to the selling agent within 10 minutes, direct contact with selling agent or sellerBuy/sell your own properties which gives you an extra 6% or so pure profit depending on broker splitGet taken more seriously in generalEliminate a middle manYou learn a lot about real estate in general while getting your licenseCons - Money spent on getting and maintaining licenseFind broker to work under who is investor friendlyDifferent expectations, professional liability and obligations (you are no longer just a homeowner/seller) Only saves you money if you buy/sell at least a house or two per year

There are no emotions it's purely numbers.Is there skiing in Boulder, CO? 

@Jason Muenchow This is a purely amateur answer but I'd ask for any (and all) fees from the 2nd (lower rate) lender.  

The key items you will want to look at is not just purely cash flow.

I hope to either house hack, BRRR or pure rental.

Our criteria will open up after we are able to start purchasing purely investment properties!

I can think of one possible motive for my property manager being the cause of all this:  pure, childish spite. 

Quicken took me through 3 months of crap only to say my DTI was too high (purely mortgages!)

In the meantime buying purely investment properties.Erik,thank you for the info on multi-family.