I don't want to name the REIT we dislike, but if you want to talk more about this offline shoot me a DM.As far as investor profile, it really comes down to someone's individual circumstances and what they're trying to achieve. 

Talk to your attorney, and if you dont have one, get one - as @Ken M. said, this is highly specific to the state and the circumstances.

But the question I find myself asking in this circumstance is, why would I spend the time and effort to find someone else a killer deal for 10K, when I can try to wholesale a deal for myself? 

If/when the borrower defaults, they file the Deed in Lieu as a way to circumvent foreclosure regardless of what the borrower wants or the circumstances.

I don't mean to be negative and obviously, you are going to do what you want to do, but to put it in perspective, I bought one of my 1st properties in 1990 (at a peak), and sold at a significant loss in 1997, due to specific circumstances.

Quote from @Carlos Ptriawan: Considering the current circumstances, what is stopping me if I create brokerage that is offering buyer agent only with flat fee of 5k-10k ?

Miraculously, I didn’t lose my shirt, but I broke even on one house and, due to other circumstances, had to walk away from another.

My experience in the last 15 years is that except in the most extreme circumstances, an investor is going to need some of their own capital to make a deal fly.

But could be a great deal for you in the right circumstances.

And I’m not saying they didn’t do the best they could given the circumstance.