I am trying to gauge what the standard in the industry is? 

Intern with a wholesaler.

We would need to take a look at what you have signed to make sure its the standard agency disclosure form or something modified, or if you signed something completely different like an exclusive right to represent which will also mention agency disclosure within.At the end of the day, You should have an agent whom you trust, in personal character and knowledge of your particular asset type and preferably location.

Thanks Rich, I was planning on hitting up a local REIA group will check them out- thanks for the lead.I've skimped on the full details of my experience base, I also worked a summer in school with a commercial general contractor, that was early in adulthood and I knew nothing but learned so much.I'm very comfortable with my knowledge of design and construction, most importantly knowing that there is so much left to learn.I'm looking forward to working on projects where I am actually the client, designer builder and project manager, and then being a fair landlord is actually such a powerful motivator.I personally believe there is a service element to real estate investment if done a certain way, providing needed housing that is built to a standard really helps people.

. * Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)* Don't allow for your own independent property inspection* Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)* Require you to pay for any renovation upfront* Sell only in cheap. low end neighborhoods* Don't accurately represent the neighborhood/property classification* Don't have consistent rehab standards for all properties* Don't provide a scope of work for the property* Can't provide references of repeat investors* Require you to close before a tenant is in place

They're more expensive up front, but have a service ~2X that of a standard tank WH.

@Leandro ZhaoYour provincial legal association will have a standard offer to purchase of some kind.

Renovated first and second floors up to market standards.

While we definitely didn't purchase it "right" by true investing standards, we paid full price and put 20% down and have raised our family here ever since.

Here are the options I can think of1) keep things how they are and just buy new primary home with cash down payment and get standard 30 yr loan.2) refinance townhome first to a 5/1 arm or 7/1arm to lower monthly payment= higher rent profit?