its scarry to me that folks think they can just jump in a be a sponsor.. just the reporting requirements.. are fairly sophisticated and costly.. to do this for 1million dollar deals i don't get it.. 

They are not sophisticated investors and have dollar signs in their eyes due to the properties down the road.My conversation has been with one owner who more-or-less represents the others.

In CO doing that requires disclosure so the seller knows you're an agent and are more sophisticated and have more knowledge than they do.

If an agent is trying to do that, that agent is in trouble with the Virginia State Bar or the bar of whatever state you are dealing with.Ultimately, as the previous posted stated, it depends on your level of sophistication and goals as to whether you need a real estate agent.

But to be honest, since there are no residential lenders involved, and the parties are likely sophisticated and care only about the numbers, you can probably work your assignment fee just as easy and in so doing save transaction costs.

Most likely, your nephew is dealing with a very sophisticated party.

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Sophisticated sellers have more confidence in knowing what price they can get so they can bypass the commission, even if they don't squeeze every dollar out.

Sophisticated investors know how difficult it is to achieve even a 12% IRR.

Surely large, sophisticated banks use some sort of calculation to get their inventory sold.Today I got a counter-offer from a bank of $123405.