However, the failure rate for agents is pretty high from what I understand.

I look for agents who are not on one of those big teams because you'll likely get passed around like a hot potato.

@Greg Hamer sorry. like I said it doesnt apply to all... but until the NAR creates a true barrier to entry by requiring a bachelor's degree or something more than the current certification process, there will always be way too many agents that spoil the bunch... plus the traditional 3%-4% fees per side are WAY too much money. 20 years ago it was different due to all the legwork involved for agents... but now it should be more like 1%...

I do hope the state amends the rules and requires a LOT of disclosures for agents calling themselves "wholesalers" because I believe they are not acting in the interests of the seller.

I signed up for agent pro 24/7 to buy a list to do my mailing campaign.

Totally with you on the taxation issue, but thats a whole other topic we could go for ages on! 

We are looking for agent to rent out units from showings, to applications, to signing leases. 

I suppose that is great for agents, but it makes it tough to find good deals.  

I don't believe it's a "pure waste of time" for agents to work with someone new to rehabbing because most of us DONT have HML lined up prior to the first deal and even if we did and the offer got accepted the HML can still back out.  

Outside of my subdivision I had looked into so new ranches for my mom but it is a new development that only rents them for age restricted, assisted living, to memory care in the large building in the back.