I also have access to my office agent manager, for brainstorming.Plus, having a powerful brand (like Remax) ... or any othet stable company makes little difference in normal transaction real estate... but it is huge in PM, where many PM are not even licensed.

Ross Ellington , if the sum of your mortgage interest, any points, and property taxes exceed $6,300 for single filer or $12,600 married filing joint or $9,300 for head of household THEN you would elect to itemize your deductions and lower your taxable income by the sum of interest, points and tax.

If you (or either of them) were knowledgeable enough to navigate the entire transaction, you could tie both ends without an agent, saving at least 6%, which would have been plenty of spread for you to make a nice fee.  

If you negotiate a good enough deal that pays you then complete the transaction with the investor to buy the house you have under contract.

The Idaho Real Estate Commission motto is "Protecting the public interest in regulated real estate transactions" and Idaho is very regulated. 

I can lower my student loan payment because I'm paid ahead quite a bit. 

. $250k should be able to get you 4-6 SFH's in a good city, lower B class housing which would cash-flow well, each with 25% down. 

It's a beautiful city with good quality of life, and prices are much lower than the DC area. 

If you negotiate a good enough deal that pays you then complete the transaction with the investor to buy the house you have under contract.

Then I would be only borrowing 42k and then paying the mortgage which would probably be a lower payment than the HML.