That's why we sign contracts. 2)  IKR,  I was surprised this buyer (Who I deal with regularly) was balking at the 4.5k Assignment fee (which was disclosed upfront).  

After the costs of:- Annual city fees- County Tax- City Tax- Income Tax- Booking fees- Cleaning costs- Accountant cost- PITA from the city- My time actually booking or cost of someone else booking- etc.I end up with less than I get from leasing.

I guess you need a Property manager for approx 10% if yu are out of the country o a regular basis.  

Question 4   You do not need to worry about cap rate as you need a multi with at least 5 units before cap rate is used in the price anything under you will use your regular comps but you should now where your at 

That kind of activity may not be allowed in the brokerages IC agreement with you and also their E & O policy might not cover it.So you have to talk with a brokerage ahead of time and see if they are okay with it or not.An investor who is a broker might be more apt to work with you because if they lose the brokerage then likely they already own other investment properties versus a regular brokerage where transacting is the lifeblood of their business.New agents often tend to be rogue agents with self interest above the brokerages at any costs.

It's about getting informed about what is possible and then positioning yourself to take advantage on a regular basis.  

If you have been accounting for this improperly that indeed will need to be cleaned up since it sounds like you may have not given proper credit to the Buyer/Borrower's payment to principal.Stop making this about a regulation that you do not really understand and make it more about what you are doing and how it was actually setup.  

And I stumbled upon a local community group specifically in that area that cleans, fundraises, etc.Property is newly, if slightly rehabbed (last month).

The sellers have kept the property immaculately clean and fully updated to today’s standards.

Since then I am regularly reading forums/blogs and networking with investors/providers.