Hello! I’m an experienced property manager/licensed real estate agent trying to develop a proposal for my management fees for starting an STR branch for a big name agency. I’m bringing a portfolio of STR clients with ...

However, based on my revenue projections and factoring in a 25% commission for professional property management, it seems unlikely to generate significant cash flow unless they can significantly boost revenue.I'm open to working with a professional PM if they can guarantee decent cash flow.

TThey would only give me back the commission they charged.

Every commission earned goes into an account for real estate investing.

If possible, not use an agent, to lower commission owed expense (not sure if this is possible in Chicago, IL).

Build and nurture as many relationships as possible so you can use the commission/extra income from these deals to put towards your next investment property!

You cannot raise money for another person with the goal based solely on profits or a commission.

When using the state regulated form, do I have to list myself and my broker as representing myself (obviously without any commission)?

As a land broker, usually when someone says they want to "build a tiny home on some land one day", it's a pipe dream, and since we are commission-only people, it's scary to spend a lot of time with people who can just change their mind at any time, after we've put in a lot of time holding their hand. 

Besides, I have my job over here so I happily fork out the 5% in commissions so I don't have to deal with tire kicker buyers over there and save the headaches for my day job. lolAs an investor I will tell you this.