My plans is to purchase, over the next 3-4 years, 4 duplexes in the $50k range.

Rates and terms are generally in the 4.5% to 6.5% range or higher depending on the properties, loan amount and borrowers strength.  

One of the foundational attributes of real estate is that each property is unique (although similar to others).

There's a lot involved in it, ranging from lessons about the culture in the Philippines, what to expect from a great VA (and what to not expect!)

And if the losses were recorded and used/captured during the hold period then the LPs will still pay more taxes than saved because depreciation recapture is taxed at a higher rate than long term capital gains rate.I don’t think real estate investing offers any unique tax benefits (except for people with REP status who are slogging their a$$es harder than W2 employees, which doesn’t necessarily mean they are earning more), though it definitely offers some unique tax disadvantages.

Unique idea about the extra long closing, though I'm not sure I'd be comfortable with that since I see all too often seller's get jumpy, even if a contract is in place, if they have too much time so that makes me a bit hesitant.

The area I currently live/work in has absolutely no opportunity for a home in my price range.

By small I mean in the $8 to $20 range.

Of course, we don't know where you're located or what price range you are considering, but I would think you'd want a little more $$$15k is great and I commend y'all for getting that squirreled away, but that's only 10% down on a $150k house.

I think if it were me as the client I'd ask for a trial date range for the agreement, i.e. one week, and just explain to the agent that you want a chance to see how you work together.A fair compromise, IMO, would be that you'd use the agent if you bought a home you saw with them, but the option would remain for you to leave with no strings attached at the end of the week.