John closing costs depend on what you are selling and what you are buying.A client for example selling off residential and buying NNN retail through me for a 2 million price point might have 2.5% in closing costs.Comparatively a 10 million property might have 1.25% in closing costs because with scale legal, report costs, etc. can be cheaper as a percentage of the purchase price.    

I have a collogue in Portland that has over 6,000 units and that's his model.. and he makes bank. .He charges 4%  but the owner of the building pays for the onsite manager.. so 4% to manage the on site team is a pretty good deal.and its all about scale.. 

She's talked about it for a couple years now, but ultimately, I doubt she'd ever seriously consider it, unless there was a special niche where she thought she'd have a competitive advantage over the bulk of the other brokerages out there.Running some preliminary numbers, it appears that for residential brokerages, if you can't scale to at least a couple dozen agents, it ends up being a low-paying job with a lot of management responsibility, overhead and headaches.Plus, she's still 6 months from being able to get her broker's license.This is probably something I'd consider doing (with an investing niche), but I'm still at least 3 years from getting my broker's license...

If you were to invest in SF homes at the lower end of the financial scale you could find properties that would conform to the 2% 50% guide talked about on this site.

Your agent should be on the phone letting the selling agent know that there's a bonus for him/her, that you're flexible with helping in closing costs, etc.You need to tip the scales from 50/50 to heavily in your favor, and this is an opportunity for your agent to step up and do that!

My name and history of performance means more to me on a large scale than any one deal and as such, any deal I offer must meet my standards to begin with or it gets passed by.

That would be one of the downsides I could see to that model versus using contractor crews.At least you know your partner will show up which is a bonus.Great pics and you guys did a really nice rehab.If you can scale this model up is the big question.

Whether I could sell it retail or to new investors at that time and still get my full initial CapEx out of the house.I'm only 25, so I would more than likely be holding these for 30-40++ years as there would be no reason for me to let them go as the rents will scale with inflation (and neighborhood appreciation) and I just live off the passive income.It would be a very large hit to my current 'day job' income even with 30-40 houses under my portfolio, but if it would leave me free to not have to work... then may be worth it.

And I'm quite certain a PM business is easily scalable if you know how to do it.What specific types of scaling issues are you having?

ask local investors about reputable contractors. you should have a rough idea on labor costs with the scale of the rehab and condition of the house.