I hope to net around $800k after fees and closing costs.

I am assuming that these expenses should be factored into your budget prior to calculating your cash flow.

Those that cannot be sold and land that have a lot of tax and fees attached and unpaid are promoted on the website, Government Auction, for auction. 

LLCs require additional filing fees and tax returns and just complicate things.

That will dramatically change the nature of the wholesaling business with the legal compliance factor that agents need to comply with.

Flat fee brokerages have been around forever, as low as $295.

I think it only makes sense to switch if your current lender is not meeting your expectations, and the rate/fees are significantly different.

@Erica ArceCould you have a written agreement directly with the wholesaler that outlines your fee for bringing a buyer to their deal?

Strategic Purchase: Acquired a discounted double lot below market value with a $17k impact fee credit.Custom Design: Built a 6-bed, 5-bath home tailored for co-living or multi-gen use, maximizing tenant appeal.Efficient Management: Managed construction, and self-managed operations to minimize costs.Premium Marketing: Furnished the property and used multiple platforms to attract quality tenants quickly, achieving full occupancy.What was the outcome?

On the renewal for the license, I asked if the loft was considered a bedroom and the response I got (unsurprising when it comes to taxes & fees!)