If you have a license then all you have to do is negotiate a  commission.

The first broker I tried to work under was so unfamiliar with wholesaling, and wanted to treat the whole thing as real estate commission, that it just wasn't going to work out.

Not to mention, you make the commission on what you buy and sell (most of the time).

Once my remaining commissions come in this year I will be at around $315K cash in the bank.  

I typically subtract 3%, of the ARV.Realtor Fees: What is the commission you are willing to pay your listing agent (unless you are the listing agent) and the buyer's agent.

(I am not about to give 30% commission on my own project!)

Sydnie, the first place to start would be by signing up for a real estate class, either online or in person, to get qualify to take the TREC licensing test.I don't believe I'm allowed to post links, but go to the Texas Real Estate Commission (TREC) website, and it will guide you through the steps.Your age/appearance could deter some potential clients, but we all have some aspects that both deter and attract people.  

My bet is not necessarily that the listing agent has another offer for a higher price, but that he or she has another offer from his or her own client, thus a chance to get double the commission.  

That isn't accounting any $ in the budget if there is any issue with foundation, roof, HVAC, exterior paint/siding replacement, or anything else.If you were to buy at a purchase price of $95,000, after back end realtor commissions and closing costs you might make a $2,000-$3,000.

It's a lot of work for a low commission.