It's very hard especially in California where Pot is legal. 5 out of 10 applicants cant pass a urine test, and the other 4 had some sort of traffic violation on their record within the last 5-7 years.

Net is around $15k a month.

We have another pot set aside for more interior improvements. 

You'll probably have to sweeten the pot to get interest. 2 points and 10% interest would pique someone interest I would assume, and it's still favorable terms for you as well

I decided I'm at that point it's time to either s*%t or get off the pot. 

Not sure of your goals with real estate investing, but I have a 14-month old (who's currently destroying pots and pans from the sound of things) and if you can house hack, I would highly recommend it.

Your "net" is shrinking... 

If its MLS I see no escaping paying whoever else has their hand in the pot (listing, your broker etc..)

As everything has to "season," like a good cast iron pot. ah I get it that's what they mean when they say first page organically right.. not the paid adds.. that are the top of the page. ??

My net is 25% of our gross wholesales, and I'm only talking about wholesales here.