We save that commission on every transaction where we represent ourselves.Of course, there are other costs associated with having a license that will eat into commissions:- Monthly broker fees (currently $33/month for my wife and myself with our Atlanta brokerage and $99/month for my wife in Maryland)- Transaction fees (we pay $300/transaction in Atlanta, nothing in Maryland)- MLS fees (included in broker fees in Atlanta, an extra $129/quarter in Maryland)- E&O Insurance (about $200/year in both Atlanta and Maryland)Overall, expect about $1000-1500 per year in fees to keep your license, continuing education, hanging your license, etc.

@Ed O.

I'm a late bloomer. 32 y/o today with one rental and just started my first real career about 3 years ago.

There are other ways to buy investment properties w/o money out of your pocket ex.

O/O SFR loans require 30% down.

It's worth 140k, I already have a potential L/O tenant for the property with $350 a month cashflow.Taking the difference of 140k - 96k x's 20% = $8800 assignment fee.Now if I do that after 6 months I've cashed out accordingly:7k = option consideration2,100 = 6x$350 cashflow8,800 = assignment17,900 = profit................not bad for an easy to execute strategy on a property I never took a mortgage on.I'm actually writing a chronological article named "The beginning of a Sub to deal" that I'll post here on BP once I close the deal, and it will be updated as soon as I wholesale the deal.

You are leveraging your talents w/o capital risks.

SBA 504 is the loan that you might qualify for, Would love to setup a call with you to prequalify the deal and get you term sheet.Regards,Abhishek Patel (AB)O: 224-702-5211Blackswan Commercial Capitalwww.blackswancommercialcapital.com

- Market is very high priced such that getting a 1% rule off MLS is extremely rare- MLS listed, move-in ready, C+/B- property in a C+/B- neighborhood- Property is a full duplex leased at $850 and $650 per month- Leases are month-to-month so rent could be raised or tenants replaced with relative ease- Rent-o-Meter shows the median rent to be $1300/unit and average to be about $1100/unit- Driving thru neighborhood a neighbor said he pays $1000/mo for similar/identical and is a multi-year tenant- Assuming $1000/mo/unit yields ~$125/unit cash flow and ~23% COC Return (10% reserve each for Vac., Mgt, Rep & CapEx)This all sounds too good to be true but here's the kicker: Rent-O-Meter shows the average rent trending significantly downward from about $1450 to $1100 over the last 24 months.So, my question is do I pursue what looks like about as good a deal as exists in my market (at least with on-market properties) or do I take the falling rent as a significant red flag?

HI Mark,Going in on a deal day 1 with 100% is non existent (w/o utilizing cross collateralization), however ultimately ending up with 100% financing... well that is possible through use of PML/HML, buying at discount, structuring your 1st and 2nd or financing strategically, ending up at 70-75% ARV through major value add or optimizing your P&L, and depending on your local lenders what your seasoning period for leases, rent rolls, and income is so you can use your value to refinance out of the PML/HML and end up with effectively with 100% financing.Some banks are 0-6 months seasoning for income stabilization (usually really small or local banks or credit unions), and regionals and statewide banks will usually require 6-12 months and sometimes even 24 months + based on your experience level or track record (or less with lots of exp).Best of luck,