I received some comps for the area and calculated the average CAP rate to be 8.2%. 

But I just received first lease renewal and it has my name as lessor, which prompted this discussion.

I would like to start buying some more, I have received some off market offers to buy properties close to 4 and 5%, one in particular I can estimate at all in costs of $120,000 bringing in almost $5000 a month gross. 

The real estate owned he did receive a nice tax deduction however he did have to spend money on the costs associated with being a homeowner and land lord but over all made a return of 7% plus.

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Do I understand that you are receiving a loan from your mom for an investment or is she an active investor that you are partnering up with or is she co-signing?

Any actions or advice you can suggest will be received by humble ears.

I've received many different answers from many different parties, so any advice from fellow investors is helpful.

You would be on a 50/50 split and when you made your first 50k check for example you would get all of the 50k because the brokerage had already received the first 25k.I can make 6 figures in commission per deal in commercial real estate working with clients one on one.Some of my friends who do not like selling manage agents.

Additionally, the horror stories about the service people received from agents seemed like an exquisite opportunity.All in all, there will always be bad agents, but just like anything when you choose a professional you need to vet them.