As someone who dabbles in day trading once in awhile, I always set my exit strategy before going into a position, taking gains or losses at predetermined prices without (much) emotion in order to profit or cut my losses early.As a young real estate investor with a full time job, I have been acquiring SFH rentals at 60% to 70% discounts from 2006 highs in the Phoenix market.

For 8 properties I personally would be looking at a minimum of $25K profit for myself if they are lower end properties and more if they are nicer.

I know that PM's are not always that great, but since this property cash flows so great, maybe you could have a PM handle just this property so you still get great profits but reduced headaches?

Of course, Fannie/Freddie/HUD are all just govt entities with no profit motive these days, so they're subject to political currents.

Bryan, I love your tag of "I help busy people profit from real estate" I don't think you could sell it or say it any better.

If through a listing broker it will depend on what the listing broker entered on the MLS and MLS rules.In Georgia for instance on FMLS if as a broker you screw up and enter commission wrong,mistake things etc. you can be on the hook for the commission or lose access to the MLS.MLS's are sometimes controlled by REALTOR associations and other times are private entities that are non-profits or for-profit organizations.Also the brokers/agents involved it would matter if they were REALTORS or not.Generally your state's real estate commission does not handle commission disputes.They only care about license laws.The agent can argue procuring cause with the other agent but it should not stop your sale.Simply you would close and get your proceeds and the commission in question would be froze until a solution was given and signed in writing or a court order.There are so many variables to this and it is state specific.Procuring cause is a chain of events leading up to a sale of a property.If the chain is broken generally the broker/agents is not due a commission.The moral of the whole story is the buyers agent needs to learn how to protect themselves in the future.I am not going to court to get my agents commission when I only charge them a 300 flat fee as a broker.No legal advice

I’ve estimated net profits of $15,000-$18,000 on each project.

Put the home back on the market and hope the VA appraisal doesn't get attached to the propertyI am concerned about losing the profit but more concerned about setting a low comp for future home sales

In the meanwhile you can just take the profit out of the business.

After taxes, insurance, utilities, and management, there is little room for profit. 2 units have 11 months left on the leases the other one has 5 months left.