The option was not drafted properly and was determined to be a sale contract.

My priorities right now are determining an appropriate market rent for 4plex units.

Rehab house and resell - need to determine rehab costs and ARV.  

I have done all the calculations for you and determined that you will pay $0.00 in capital gains.I would show you the math but think it would be best for you to figure it out on your own.  

Said another way; Because most successful realtors are also property investors, what's to stop realtors using "buyers" to find deals for themselves.I suppose that the answer is obvious: don't use a realtor for buying, but it's my first property, I I want to ensure that I don't miss a legal step that ends up costing me huge money - and I'm not so good at negotiating - and Realtors are necessary to determine fair market value.This situation seems to have happened to me, whereby I found a good deal, then asked my Realtor to show it to me.

Of course, if other parts of the relationship (including behavioral and financial aspects) would lead the IRS (or the courts) to determine that a worker is an employee, that's one thing. 

If there are multiple applicants, we run both separately but we take the applicant with the best credit to determine the deposit.

The value of commercial real estate is determined by your Net Operating Income and Cap Rate for the area, not comparables.We purchased a 37unit in 2009 with $150k down. 

In one of these instances, the house had been on MLS well over 100 days.I recently had a pretty interesting email exchange w/ an NWA agent when I called him out over marking up an MLS listing, and he critiqued my mentality as being an obstacle to ever making good money in REI.    

Note: If you purchase a property that has been struck-off to the State, fist check (ask) with them to determine if any existing liens/current certificate holders, etc. are there or if any prior tax liens, etc.. are still attached to the property.