More of a cash flow than appreciation market?

I'm a bit confused on how a good listing broker could net me more when I'm already at the top of the market.

I ran some numbers on a few markets and I find I can cash flow 500+ with my 100% LTV method.

But you also have to track your material participation time in your property(s) if you're trying to qualify to use your real estate tax loss to offset your other income. 

Tenant also agrees to the following:-All drains, waste pipes, and plumbing are accepted as clear by Tenant at the time of occupancy, and any material blocking them after occupancy shall be repaired at Landlord’s cost, unless determined by repair person that such blockage occurred during the time Tenant controlled the Premises and due to some fault or negligence of Tenant, specifically excluding blockages caused by roots or backups from the street.

You're stacking risk factors - first deal, partnership, no existing revenue source, and making an off market purchase for the first time.

Then together take it to market depending on what that research shows and client needs.

Found this deal on market & we negotiated normally.

Every market is different, but in Reno, NV for the month of May in 2024, our active inventory was actually very similar to what it was in 2018 when the market was "normal". 

Market Analysis and Property Valuation: How can agents go above and beyond in providing market analysis and property valuations tailored to investors' needs?