With the starting point mentality, you don't want to offer your best price.  

If I keep my records/paper trail organized, my bank accounts separate, my letterhead separate, hold my company out to be a separate and distinct entity (not an exhaustive list), I will still likely be able to maintain asset protection.  

I have an Airbnb guest right now from Ceracas and she said it is really bad right now and the people don't have the same mentality as Americans when it comes to home purchasing and selling.

Right now, going on your own, the odds of you exhausting all of your leads before ever getting paid on one is like drawing in hopes of filling an inside straight.

I do have a built-in mental 3% as my wife is always the listing agent on our deals!

I've yet to find one who had any depth of knowledge on building codes beyond the extremely obvious, could spot building violations beyond something extremely glaringly obvious and none of them have x-ray vision.Jetted tubs with no access to pumps, lack of required dedicated electrical circuits, missing outlets, dangerous electrical issues such as lighting in wet areas, wire nutted connections  together and buried in a wall, miss-wired electrical panels, extension cords used for wiring buried in walls, bathroom exhaust fans that aren't vented anywhere... that's just a tiny list in one small category that are witnessed over and over again in flips that had home inspectors involved in the sale. 

So I ran it through the rental calculator and mentally cursed a few times.

And then I was just exhausted.  

I have run through most of the subjects 1 to 5 times so I see posting slacking off quite a bit as I don't want to talk or spend time typing about the same subjects over and over... there is only so much one can do in Real Estate.But like you said the price to be a pro is nominal to be insignificant.. if your trying to make money at this business I can see this as an excellent resource for certain segments of the market.. especially selling rental properties and I think PM marketing is whoefully under utilized on this site.you have such a heard mentality here..

I see you say to follow your gut but I am sure there is an underpinning of being able to mentally go through the numbers.