I use 10% as a capitalization rate in many circumstances, as costs to enter a transaction or deal increase, the time/management increases, any risk increases, that may go up to 15%, tax effects may take my requirement higher too.

This seems logical if you look at a few years, but after >= 10 years, it seems wrong to ignore the effect of appreciation.Some areas exhibit more growth then others, so it seems there should be a more complete metric.A real-estate investment professional has showed me (among other things) the metric which was named "Cash on cash with equity build-up".

As a byproduct of that, we'll benefit from moving them to commercial loans and no longer having the various loans on our personal credit/credit report - a nice side effect as we're in the midst of moving our primary residence as well as it's a lot easier to deal with now that we have 6 mortgages gone from our credit report and are down to just our primary residence. 

It might not be the right situation for everyone, but can be an effective tool to grow your portfolio.3).

I initially had it for the benefit of commissions and being able to list homes, but I'm finding it may not be as beneficial as I had thought being that the company is focusing all of its time on rehabs and wholesaling when at capacity.What do you find the pros and cons of each to be relative to disclosures, marketing, bringing on new team members and how it effects your business?

See, what we really need is a paid session where a guru can teach us how to use Bigger Pockets most effectively...

Within a few years, you could effectively transfer the entire home, without ever going above your annual gift tax exclusion amount in any given year.

Long term, you have more control and if you get deals it is cost effective.

Maybe it's a lot of communication at first until you establish a level of trust.  

My suggestion would be to get a VA who can handle your phone calls, and communicating with guests.