If you are truly acting as a real estate broker and bringing two parties together then IMO you would brokering real estate without a license. 

U have all sorts of HMB on this site that broker for direct lenders and they quote 10% down 100% rehab funds maybe its just a come on and it does not really exist ????

If I find a property that I am interested in, contact the broker for more information or additional details...What's next? 

Get all your documents together and be specific, without emotion or personal attacks. https://www2.myfloridalicense.com/real-estate-commission/complaints/When a complaint is filed against a Broker, the first thing the commission will typically do is contact that Broker and let them know the complaint exists.

It sounds great, but it's all just words at this point - speaking from the experience as both an operator, broker, as well as someone that has experimented first hand with different tools. 

But I wonder if I can do better using a mortgage broker.  

It probably can't do any harm.The reason I say probably not worth it, is because you can talk to your local wholesalers, local REIA, local real estate agent/broker, who is also an investor, you can ask ChatGPT, etc. etc. you can find all your answers there. 

I'm a local broker and we manage 100+ Airbnb properties and other rentals.

Licensed RE Broker can do HMLs using their RE Broker license ..

How is this fair to the broker?))