The only 'law' is that the seller has to pay their listing agent's commission regardless of who procures the buyer.

The buyer's agent is entitled to that fee if they are the procuring cause.

We go after a series of smaller revolving lines for our clients and thereby rack up results that are typically 3 to 5 times what a borrower can procure for themselves.

.—(1) As used in this part:(a) “Broker” means a person who, for another, and for a compensation or valuable consideration directly or indirectly paid or promised, expressly or impliedly, or with an intent to collect or receive a compensation or valuable consideration therefor, appraises, auctions, sells, exchanges, buys, rents, or offers, attempts or agrees to appraise, auction, or negotiate the sale, exchange, purchase, or rental of business enterprises or business opportunities or any real property or any interest in or concerning the same, including mineral rights or leases, or who advertises or holds out to the public by any oral or printed solicitation or representation that she or he is engaged in the business of appraising, auctioning, buying, selling, exchanging, leasing, or renting business enterprises or business opportunities or real property of others or interests therein, including mineral rights, or who takes any part in the procuring of sellers, purchasers, lessors, or lessees of business enterprises or business opportunities or the real property of another, or leases, or interest therein, including mineral rights, or who directs or assists in the procuring of prospects or in the negotiation or closing of any transaction which does, or is calculated to, result in a sale, exchange, or leasing thereof, and who receives, expects, or is promised any compensation or valuable consideration, directly or indirectly therefor; and all persons who advertise rental property information or lists.

As an alternative, would you use these funds to procure an additional property that cash flows to start growing my personal portfolio which is my goal.

We procure vendors periodically throughout the year and several vendors compete for our business as it gives them residual work throughout the year without advertising for new business.

We learned about procuring investment capital, acquisitions, REI negotiations, inspections, repairs, dealing with contractors, rental contracts/agreements, being a landlord, finding a good tenant. 

I'm not a personal home and auto agent, I live in the world of commercial insurance procurement and risk management.  

It would be advantageous to have no taxable revenues those early first few years, which can be achieved may ways such as electable deductions on capital improvements, different equipment procured and so on.

Code pt. 1450, govern the business of real estate brokerage in Illinois.The Act, as amended, defines a real estate “broker” asan individual, partnership, limited liability company, corporation, or registeredlimited liability partnership other than a real estate salesperson or leasing agentwho, whether in person or through any media or technology, for another and forcompensation, or with intention or expectation of receiving compensation, eitherdirectly or indirectly:(1) Sells, exchanges, purchases, rents, or leases real estate.(2) Offers to sell, exchange, purchase, rent, or lease real estate.(3) Negotiates, offers, attempts, or agrees to negotiate the sale, exchange,purchase, rental, or leasing of real estate.(4) Lists, offers, attempts, or agrees to list real estate for sale, lease, or exchange.(5) Buys, sells, offers to buy or sell, or otherwise deals in options on real estate orimprovements thereon.(6) Supervises the collection, offer, attempt, or agreement to collect rent for theuse of real estate.(7) Advertises or represents himself or herself as being engaged in the businessof buying, selling, exchanging, renting, or leasing real estate.(8) Assists or directs in procuring or referring of leads or prospects, intended toresult in the sale, exchange, lease, or rental of real estate.(9) Assists or directs in the negotiation of any transaction intended to result inthe sale, exchange, lease, or rental of real estate. (10) Opens real estate to the public for marketing purposes.(11) Sells, leases, or offers for sale or lease real estate at auction.