I notice that "Notice of an Independent Solar Energy Producer Contract" comes up a lot when filtering through Liens.

Most of the buyers are just regular folks looking for a home, so they are not at all thinking about cap rates. 

I currently own a few properties here in Bryan-College Station, I have a full time sales job so try to stay as passive as possible. This is why I haven't done STR or anything. I'm currently only cash flowing about $10...

Stats can be foundhttps://www.ramaui.com/housing-statisticsOr for all islands herehttps://www.hawaiirealtors.com/resources/housing-trends-2/Your realtor can produce more specific stats on your area of interest.

Because of the additional income I am producing through the consulting business, I am afforded the opportunity to invest money in real estate.  

Since then, my cabins have tripled in value - worth easily $800K or more, and have produced $696,XXX in rents.  

Do you believe it will now be more cost effective to hold a license or do you believe the expenses will go up with what I assume will be a flight from the business by low producing real estate agents? 

How do I structure a deal that respects all the stakeholders and still produces a (potential) return?

On finding an agent, you make a completely valid point about the top producing agents.

Since the last time I was online, I have grown the investing to fix and flipping and a portfolio of 4 properties that are producing passive income.