The aged white oak floors will be natural finished with a few coats of poly. 

I have long been a proponent of doing thorough pro forma analyses of income-producing investments.

Construction disbursements are made based on lien waivers produced by labor and material releases showing both have been paid.

Hi Rhonda, I'm in the military and the nature of this "business" requires us to spend more than just a standard work day together.

My goals are to build a supplemental retirement income for my husband and I (we are a little bit behind) and to build an income producing career for myself so that my husband can pursue an alternative career and leave his $140000 yr job without much of a change in living standards.

. :)Why not just stay with the initial purchase and take care of her risk adverse nature, providing her guarantees, she probably wants a sweater deal to accept her perceived risk.

(I believe once son's maxed out insurance he'd be eligible for medicaid & section 8 to pay rent on unit) Then use IRA to purchase income producing property, to further help?

Action will produce results, but you can't control what the responses will be to your actions.2nd thing...define your niche.  

Naturally I am not feeling comfortable with that condition, as after putting all my hard work, at the end of the day, there is always a possibility of him walking out alone not sharing the profit with me.

I'm sure the details would have to be worked out, but that's where I would start.I disagree that all the "good" agents would leave the market, as I think those that are the best and most efficient would survive, and I think you would see the very low producers leave.To bring in another point that hasn't been discussed, listing agents do far less work (excluding the marketing) than even buyers agents.