I find using an agent limiting because: You cannot negotiate yourself but have to have the agent do itIt's hard to get a deal when purchasing because of the commission feesTypically pay 1-3% to my agent to sell a property for me (will still need to pay 3% to the buyers agent)For these reasons I'm considering becoming a licensed agent myself.

The goal obviously for me is highest commission % with the lowest monthly fees.

On the other hand for you, it might be very beneficial so you can understand the markets and how this business works, while supplementing your income with your commission checks. 

After about two weeks, we put it back on the market.We bought the house for $195K on Nov 1 before all closing costs and right now are completely in (including conveyance fee and real estate commission) at around $300K.  

I'm cheap and want to cut out the commission!  

I sold myself the house, so earned a sales commission and moved in.

Even if you just bought another house like the one that sold, would you pay more in commission for selling your house and lawyers for buying and selling than you'd 'save' for capital gains?

If not then seller get price they want, no commission, etc. and when it comes time to get a mortgage will they require a down payment from the borrower?  

In all of these cases, you will have the initial step-up basis as your acquisition cost, as if you bought it at this price.All tax consequences are also the same as if you bought it for its value at the time of inheritance.Example:parents bought it years ago for $100kwhen Mom passed away, it was worth $300kyou add $50k in upgradesyou then sell it for $375kyour step-up basis is $300kyour adjusted basis at sale is $350kyour taxable capital gain is $25k (minus commissions and other selling costs)

If you want to rig the game in your favor, forego your buyer commission.