A lot of people start out doing this to establish credit, generate income, and learn the property management/investment process.Most importantly, I recommend you read every book possible on real estate investing.

While it met be $300/$400 hour for the time you “think” they spent, what about the 75% of their time with clients who never generate a commission, let alone marketing expense, fees, time, etc.?

Assuming I don’t live here I would profit $483/mo from a $16k investment.

I'm the Campus Director at a local non-profit and my wife is an Occupational Therapist.  

I'm not sure whether that's something I should be looking for (to get both done with the same company), or whether that can end up generating conflicts of interest.

When I find this out I think it indicates a seller needing OUT.So I ask  you, even though there are many of these houses in the higher price ranges, do you think the price of $300 K to about $1,5 mill is to high to make a profit ?  

So if I have a house that generates $1500 per month in rent, and all expenses are $1200, the ARV wont change those numbers.

Way to much work and problems.Best case scenario :  Find distress house and buy at 55% of fair market value....maybe 20% fix up and carrying costs and hope for 25% profit or less.But avoid junkers, heavy damage, roof problems, furnace problems, etc.  

I’m going to flip houses to supplement my income from being an agent and looking to use 100% of my flip profits to buy rental property.

This doesn't make sense to me because if you overspent on the rehab it doesn't sound like you will have much profit, so a rental might be the best way to salvage the situation.