Most seller financed note holders are doing servicing, when they probably shouldn't be, but they try to save a dime.The difference between an entity and an individual is that the individual is exposed to more life occurrences, death, divorce, incapacitation they become ill, go to a nursing home, go nuts, bankrupt, get sued, they have other financial obligations they must meet, their prize dog needs surgery, as Jay mentioned, the grandchild needs a good attorney for a drug charge.

I would recommend running your own numbers soup to nuts.

Then run a cash over cash analysis to find your monthly mortgage nut, factor in furnishing, cleaning, maintenance etc...

Most wholesalers around here have the very lowest hanging fruit and is very rarely appealing to me. 

This is relationship marketing in a nut shell.

I agree with you that if the numbers ultimately work, then I am okay with the deal having a couple different fees on it however my recent experience, which is the reason for this post, is that these wholesale deals aren't getting to me and other cash buyers as actual "wholesale" by the time the multiple layer of fees are placed on them.In regards to your observance of "agents add your commission" and "they have very slim margins" - well, I have point out here that if (we) let the "they have very slim margins" excuse be okay, then the wholesalers are going to continue to take the lowest hanging fruit because they know that they can just feed it to their massive list of [agents] that will move the properties for them.

Please tell us the nuts and bolts... 

I am considering changing careers to become a real estate agent, but I know it is a hard path and takes a lot of time to build up clients and to see the fruit of it.

First thing I suggest is to spend some time in the forums, listen to some podcasts and do a little bit of reading so that you can gain a light understanding of the nuts and bolts and strategies used to invest in real estate.

Depending on your rank, your BAH is going to be nuts!