Anyway thinking for a bit we will continue on this path and look for more old houses but, of course, the price has to be right vs the amount of work that has to be done. 

Yet they still continued to raise funds for NCM even though it was a losing venture. 

(During this whole time I continue to market/show the unit.

We are ready to continue investing and are interested in traditional financing but want to learn more about Subject To and private equity and other creative financing methods. 

One important detail is that my brother currently lives with us, and we are open to having him stay with us if we do make a purchase as a renter to help cover our mortgage.I see our main options as the following:1) Buying an SFDU to live in, and "house hack" with my brother continuing to live with us and pay rent2) House hacking with MFDU.

In fact, invest outside Calif for sure.I suggest you continue to rent and buy an investment property first.

I will continue to do my research and try to find a CPA that handles Texas and has a lower minimum I think.

Although 2024 was generally considered a seller's market, based on what's going on in the new and the real estate market --- Do you think 2025 will be a buyer's market or continue to be a seller's market?

That is how I've operated for years, well before the NAR fiasco and as agents, we have always been advised from referring to status quo, standard, typical, etc when it relates to commissions.It continues to amaze me how many buyers/investors believe the agent value is finding them "deals."

and for the record not here to bash, i know it has helped a lot of people and i know it will continue to improve.