Theoretically that could be right (though inflation and accessing that equity need to be taken into account), and I hate betting on appreciation anyway. 

Well if you bought something at a 2 cap how much further cap rate compression are you going to bet on?

Before investing, your best bet would be to decide your goals, objectives and constraints (some of which you have pointed out).

Yes they are $99 but if you are starting out at least for now its safe bet til you get your feet wet. 

I'm betting it's not much.If you go the single family route, the better option is probably to move out of the home you're in now and rent it (since you probably bought it for a lower purchase price than what's currently available, and have been paying the mortgage off for 10 years).

However, I prepared all the forms with the TurboTax Premier which is the version for landlords.  

You're agent isn't really "yours" per say, unless you're able to pay them for that time, 10% acceptance rate isn't going to do that.But, if you're hell bet on the quantity.... then start calling the listing agent.

I bet she could be just who you are looking for.I hope it works out for you!

@Nicholas Young, I think your best bet is to contact whoever you think of using, and find out exactly what the process looks like for you, if you decide to go with them.

I guess my best bet it’s just take her to court.