Well, just about 20 seconds of searching the web and found this regarding how birddogging is clearly illegal in the state of Washington as they consider a birddogger to be a broker and must be licensed.RCW 18.85.010:(1) "Real estate broker," or "broker," means a person, while acting for another for commissions or other compensation or the promise thereof, or a licensee under this chapter while acting in his or her own behalf, who:(e) Engages, directs, or assists in procuring prospects or in negotiating or closing any transaction which results or is calculated to result in any of these acts;then there are exceptions to this rule (although none apply to birddoggers):RCW 18.85.110So, according to the state of Washington, accepting ANY (commission or flat fee or chickens or cattle or sex, whatever) fee makes you a broker.......as I stated before, one should check the laws regarding it in their state first.

For the flips you can procure bank financing to pull your money out post acquisition.

So, it may be a good idea if you factor an additional $5,000 to $6,000 in fees to complete the judicial quiet title action and recognize you really can't (and shouldn't) do anything with the property until you can procure marketable (i.e. marketable) title and that will take at least 6 months.  

., is defined to be a person, firm or corporation who, for a fee, commission or other valuable consideration, or by reason of a promise or reasonable expectation thereof, lists for sale, sells, exchanges, buys or rents, or offers or attempts to negotiate a sale, exchange, purchase or rental of real estate or an interest therein, or collects or offers or attempts to collect rent for the use of real estate or solicits for prospective purchasers or assists or directs in the procuring of prospects or the negotiation or closing of any transaction which does or is contemplated to result in the sale, exchange, leasing, renting or auctioning of any real estate or negotiates, or offers or attempts or agrees to negotiate a loan secured or to be secured by mortgage or other encumbrance upon or transfer of any real estate for others, or any person who, for pecuniary gain or expectation of pecuniary gain conducts a public or private competitive sale of lands or any interest in lands.

Account Closed I am very skeptical.Do buyers at the 150K home level typically signagreements to purchase a home before even the land is procured?  

(e.g. marketing, front yard signage, procuring a buyer, negotiation, etc.) 

Out of curiosity, in procuring class "A" property, are you investing local in California or out of state.  

Once property is leased, this agreement is automatically extended until the tenant procured by "XXXX" Brokers, LLC moves out"What is the best route to terminate this property manager and keep the current tenant who wants to renew.

So, maybe we test the market and see, it can't hurt and then if it's likely to procure less than $350K, we bite the bullet and rehab. 

I had intended to purchase 6-10 additional properties per year for the foreseeable future but now I'm concerned as to whether or not this company is looking out for my best interests, but if everything continued to go well there would be no stopping me from continuing to work with them and procure dozens of properties over the next handful of years.