I already feel comfortable with presenting the deal analysis reports but would like to have a PPM statement as to risks to attach to those.  

I also feel more comfortable with lower income tenants because they are easy to train.  

I further increased thier comfort level by offering a preferred return.  

If you're comfortable that person knows the business and whatever market you're in then $499 isn't terrible to have someone to show you the ropes.

If you feel comfortable with the negotiation and closing process, meaning, you could adequately represent yourself, then I would use that leverage to negotiate a lower commission with that agent.

I am comfortable where things currently are but don't want to be caught sitting on my hands when the time for action or decisions comes; I prefer to do my homework in advance.Thank you all

Probably best to find someone in your shoes to tell you how this worked out for them when they had a flipping business.

After debacles such as LP siding and polybutylene plumbing, many builders aren't going to be comfortable with a new material until it's been on the market (and held up) for 20+ years.  

Once I am comfortable with the timing of my market, then it comes down to deal analysis.My wife and I are in a very similar situation as your family.

....just not that comfortable handing out large checks for funds that have taken me years of saving so if im going to than I just want everything to be clear