10 states have laws making it illegal to share the commission with the buyer. 13 states have laws requiring minimum service requirements for agents/brokers, so in these states that might be hard to pull off because the broker has to do the work regardless if the client wants it or not.

. - Wayne Gretzky The day you plant the seed is not the day you get the fruit.

It's the lowest hanging fruit, yet so few people grab from the tree.

These relationships can become fruitful if you cultivate and nourish them the right way.There are a ton of books out there:   Apartment Syndication Made Easy - Vinney Chopra, The Best Ever Apartment Syndication Book - Joe Fairless & @Theo Hicks.  

My goal is to buy 2 properties per year, with the benefits of Home Equity Loan or just add another 20% down payment, and hold them for cash flow.I wanted to start searching for agents but I need a lender first... 

Always know your limits, although as tempting as the fruit might be sometimesQuote from @Nathan G.: 1.

They sawed down whole orchards of fruit, and what they couldn't destroy, they burned.

But coming back to our real world, the concerns are about an economy that continues to be in the doldrums for ages (like Japan), or inflation that gets too high for comfort, etc.

I've definitely been working hard for many years, and the fruits of those efforts are beginning to pay off in many different ways, including press.

If they help, then I would occassionally take them something in appreciation, like a nice fruit basket or box of chocolates.Mike