That being said, I'm missing out on referral fees and the networking and exposure to deals that being an agent offers.To the OP:  Great service, always learning and evolving (and knowing what you don't know), taking joy in your work.....that stuff never gets old and always works.

The nature of the business has changed so much over the past 8 years since I started, that only those who are smart and savy enough (and well capitalized) to adapt and change to evolving market conditions are still around (and those that have treated their clients with their clients interest in front of their own).  

Hope it's as involved, and evolved, as the ones here.Jeff

Have you had to evolve your biz model now that there are crowdfunding lenders in the space? 

(In other words multiple streams of income) then you will eventually stall and either evolve out of necessity or become extinct.

Some will have to invest in "funds" (really operating companies) as things evolve because those are likely to be the only suitable constructs under Title IV for non-accredited investors.  506(b) and 506(c) will continue to dominate SPVs and single purpose raises for small projects.  

What started with me looking at houses for myself on Zillow during my free time has slowly evolved into a long term multiphase acquisition plan.  

Our company evolved into not having property managers.  

It is evolving like the Airline Industry.  30 Years ago, you bought an airline tickets and then there were NO MORE CHARGES. 

Many posters here on BP started in one area and evolved into other areas.