Remember, C/D located properties generally appraise once improved for significantly more than they will actually sell in an arms length transaction so you can go to many C/D neighborhoods, successfully complete the BRRRR method but deal with  all of the operational difficulties of the asset class and then fail to achieve a sale figure remotely close to the favorable appraisal  that allowed for the proceeds to be returned through the refinance. 

There is a company called 24hourclose.com and apparently they are closing these transactions in South Carolina.

I can only imagine that the QI implimented this lanquage to prevent something that happened to them on a another transaction.

It's not just about the transactions, but about viewing each property as a long-term asset and considering its potential for growth and income generation.

If looking to only do it for yourself no need to pay out big splits or have desk fees, instead there are a few flat fee per a transaction with no monthly fee style brokerages.

You need to find a buyer's agent who is a better fit, who can represent you well in the transaction. 

Here is some info on that as for"skin in the game".Gift funds are acceptable as 100% down payment for loans <75% LTV/CLTV Gift funds are acceptable for loans >=75% LTV/CLTV; however, the underlying Borrower(s) must contribute at least5% of the transaction (lower of Purchase Price or Appraised Value) from their own fundso Example: A $500,000 purchase price where the LTV/CLTV is going to be 75% or higher would require the borrower to have a $25,000 of their own funds provided ($500,000 x .05% = $25,000)

Additionally, you are likely subject to the TPT tax, transaction privilege tax, or a similarly named license/tax.

If you pay all cash on every transaction but then if you sell the property you sign the deed.

Let me know if you need help executing this transaction ---Best of luck with your investments!