@Jim Lou, ouch, that was certainly a rookie mistake, asking a Seller about a commission!

The first year was a lot of learning, trial and error.

My name is Eric and my brother and I want to get into the wholesaling, flipping business. However we both work long hours at dead end jobs just to pay bills. But we don't know where to start and how to get the money. ...

My name is Eric my brother and I want to start and flipping, however we both work long hours at dead end jobs and do not know where to start and how to get money for the deals. At this rate we will never do anything. ...

In the beginning I made a rookie mistake and trusted the wrong people.

Rookie mistake looking at asking price.  

Someone who does 20+ deals per year will have found the title company that has the following qualities:responsive to emails/phone callsclerks and assistants are knowledgeable and experiencedreputation for integritylow error ratelow feessettlement agents will travel to you for closings (important for your clients & sellers)

That's a pretty skinny deal, not much room for error especially for someone new.

Not enough to build on :(Please excuse my typing errors.

This will be conservative but you want to error on the conservative side for estimating purposes.