The listing looks like a regular sale and not a foreclosure or anything. 

The buyer's agent / broker does NOT usually get the property under a P&S contract.A wholesaler finds properties for sale, usually at the direction of a specific buyer or group of buyers matching a specific set of criteria; that is, a wholesaler is an "order taker".

Short sale?

There's a cool meetup the 2nd Saturday of every month that might be perfect....no sales, just a bunch of people in similar positions as you trying to figure it all out and sharing resources.Have you started looking for properties to house-hack yet?

Are Contracts of Sale illegal?

Cash sale: you will have escrow fee from the title co at about 375 or 400.

The contract states, "Seller _________ agrees to pay a consultation fee in the amount of 50% of the profit to ___(me I know)_ for the sale of this property."

They usually overpay and/or trust bad people and the property goes to crap and it is back for sale at a discount in a few years.

I recently engaged an owner that posted his 5 unit property for sale as a FSBO.

You pay $56k + let's say 10%, which would add another $5600 to the sale price.