You need to stay in touch with your market to know how much is correct.

I know that can be a challenging transition.FSBOs - haven't done one myself but I used to be a licensed agent in Texas so I dealt with FSBOs on both the buyer and seller side.Biggest issue with FSBOs is pricing your property correctly.

Hard money loan would be the third option, but the interest may not be worth it, am I correct?

I see sellers fluffing the books with weak tenants to sell at an inflated price and then the buyer ends up with a headache.I think previous suggestions are correct - let tenants know that new management will be much more stringent on collections, and also try to raise rents if possible.

Although a smaller type of correction might be a possibility in the near future.I bought my first house in 2006 and foreclosed it in 2008.

There may be a slowdown or correction but you’re not gonna see a 50% drop in prices.

You are correct - if you want to earn a commission you have to have a license - and technically you are earning your broker a commission and then your broker pays you whatever the agreed upon rate between you and the broker.The concept of saving money on costs while acting as your own agent works, but it may not be as sweet as it sounds.  

If I give notice, I would have to do so at the start or before the October rent correct? 

Most of the counties in the Bay Area saw m-t-m decline in home prices in July.Y-t-y prices still up.Looks like a potential correction coming this winter.

Yeah I definitely don’t want to break any rules but that’s also what I’m hoping they know to advise me correctly