For a 3-4 family home, it's more complicated—you're looking at commercial lending, which requires a large upfront investment, high holding costs, and greater risks.

Even when they are charging you a very high percentage, the agent is probably operating at a loss.

To add on to what everyone else mentioned, do an end of the lease inspection before they start moving out.

I think you can go as high as 15% but it's cutting into your margins and depends if you are a GC yourself or not. 150k is close to a million or more.

You end up with Hotel Quality sheets / soaps for the cost of Amazon or even less.

So end of day you are in it for say $305k.

If you have large debt with a high interest rate, I would consider paying that off before getting started investing in real estate. 

E&O insurance, MLS fees, electronic lockbox fees, association dues, contract fees, every software agents use.Many of these fees could be close to doubling by the end of 2026.

Looking at this past week's CMI, it's interesting to see the buyer/seller positioning in the SE-ish area compared to the NW-ish area with rates high 6's in JanuaryStill bullish on W/NW future demand due to TSMC factory and other companies (dashboard snapshot below) but time will tell.

Those remote flips and high cash flow rentals are so tempting on paper, but they rarely go well in reality.