Of course you will probably have to cut them in on the earnings, but this will give you a hand up especially if you feel like you need to take a mortgage out.

You could look at turnkey out of state and earn a cap rate of 8% which would bring up you CoC to +12%.

If you add in the two to three million loan modifications that were performed where the banks only reduced the interest rate for a fixed period of time (that are now starting to default), that leaves you with around eight to ten million deals to tap into.

When people pay your bills, whether through rent or a business you own, you can reinvest your hard earned money into - you guessed it - acquiring more assets. 

Now that being said, if what you really want to do in life is become a realtor, then I'd suggest talking to the top producing agents in your area and have them bring you on board under their wings so that you can learn the ropes while you also earn some income.

You need to have earned self-employment income.  

But if your intent is to keep and rent the property (in the event of job reloc, etc.) then you'll reduce your risk.

Yes closing costs like commissions, title insurance, closing doc preparation, 1031 fees are decuctible and reduce your net sale.  

Sometimes investors list their 1-4 units with a commercial broker instead of on the MLS so this reduces the competition for those properties even thought hey still qualify for FHA financing.Best of Luck!

She would reduce rent as payment.