But since you live in Charlotte, just keep getting familiar with the areas you are comfortable investing in, start to atttend real estate meetings and network, and over time you will build networks and connections that will bring you opportunities before they get to the masses.  

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

I see you're from Oregon, I lived there on and off as a child.

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.