No matter where you invest, your agent should be your most important point of contact, because he will be your eyes and ears, and you'll be trusting that agent a ton, as well as with who you'll work with a lot too, like PM and contractors.

As a licensed agent buying my own property, do I still need to run the transaction through my broker even if there’s no commission involved?

I’d definitely double-check with the lender on whether the assumption requires for full approval and what fees are involved.

The main key is you have to understand how money works, when you do, it opens up your eyes to some of the most amazing things. 

Just to add some context on our side: we’re currently using our own capital, so there’s no financing involved at this stage, and we’re not yet benefiting from portfolio-level insurance or lending efficiencies.With fully loaded expenses (vacancy, management, insurance, taxes, repairs, reserves), we’re generally seeing in-place cap rates in the ~6–8% range, depending on the specific sub-market and asset.

BP is all about education so I'm surprised that any BP member would fall for a scheme like that and, hopefully, my little contribution helps open people's eyes, alongside others like Vernon Martin.

I’m intentionally pressure-testing the structure before committing further.The deal involves a 31×110 infill lot (~3,400 sq ft)zoned to allow a duplex by right, with an overlay that may support an accessory dwelling unit (ADU).

Leverage magnifies return.3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

Maybe a contractor would be more directly involved to assist you if you gave them a small piece of the deal as compensation. 

If any of those are uncertain, this may be better as a learning deal to pass on—not a “must win.”Happy to dig deeper if you want a second set of eyes on the numbers or strategy.