Is it allowable for an unlicensed “property finder” (unconnected to any brokerage) to charge tenants large commissions to find them luxury homes to rent? 

And while she may save 15% long term capital gains tax, it will probably still cost 7% - 8% in selling expenses - real estate commission is the majority, but most people overlook pesky little things like transfer tax, holding cost after tenant has moved out, maybe some repairs etc.

But I listened to one podcast where he admitted to earning his living with RE commissions and wholesaling.   

I'm sure an agent would be willing to take a low commission listing in order to have more sign exposure. 

Unfortunately, we have several homeowner clients who bought with grand ideas of making lots of monthly income right away, who took the advice of a realtor wanting to make a quick commission. 

I was reading some articles (like the one linked here) about there being a federal ruling late last year regarding how buyers' agents will not receive direct commission from home sales in the future. https://www.paloaltoonline.com/real-estate/2024/02/20/after-...However, my cousin, who is currently a buyers agent with Compass in CA says not much will change, stating that if buyers' agents aren't paid, then who will connect homebuyers with the right sellers?  

You should make more money in the long run listing properties as sometimes you will get both sides of the commission and those deals lead to more referrals for more deals.

I’d also think about creating a sales position that is based on commission.

I bought my first property with an FHA loan, and the real estate agent I hired offered to contribute some commissions to closing costs, which meant I was somewhere around $9k out of pocket to buy that first house.That was almost my entire life savings at the time, but the home was recently remodeled and this was in 2011 so home prices were very deflated.

-your first tenant leaves when their lease is up and it costs a few thousand dollars to turn the property, and then you have to pay another full month rent in commission to find a new tenant.