This is so interesting Ketan! 

As much as I would love to get into small multi family - the entry point to get into SFH is so much lower for me personally.

It is why virtually all experienced investors in San Diego purchase RE only if it has a value add or they can obtain it significantly below retail.It is because this property is a good find that the OP is so reluctant to realize the risks at this time are too great for this level of deal/reward.  

And he is a hero.. the Govener said more people need to step up like he is. So

That 10% fee is so worth it.

There is so much density there that it is hard for it to drop much.

There is so much to learn, and such a wide disparity between top agents and everyone else.

But instead, they're being risk-averse and some have even put their rates up thinking that access to capital is so bad that they can afford to price gauge. 4.

(obviously the credit cards are worst case as interest is so high) Should I roll my 401k’s and pension into a Roth IRA and use only for Real Estate so I can benefit from not paying taxes if I always own the property (buy & hold)?

Where I live in Boise, there is storage being built on every corner because there is so much land.