As a licensed professional that is trying to establish one of the best inspection companies (still in the works) I don't want to be known for taking advantage I'd rather be known for helping and educating.

Thank you Dan Wallace Jeff Kehl Great insights - given I'm only recently doing some 1099 sales that is growing but not established over 2 yrs, I will see what comes of it...keeping good records and documenting rehab.

Maybe use the Facebook message as a follow up strategy (maybe third contact, once you have established contact with them via mail and/or phone).

And no, you can't cut the commission to 3% by putting that in the contract....a purchase contract is between the buyer and the seller whereas the commission is established in the listing contract.

Establishing an LLC to protect your assets is a good idea.  

I currently own 20 units, and still work full time self employed as an insurance agent, so I am looking for a CPA/Tax prep that is knowledgeable in the RE space. The only one I've looked into thus far is Tom Wheelwrig...

It will always trump any pseudo financial advisor out there.

I'm sure if you talked to a tax professional and a financial advisor they could tell you what to do.

One thing I learned about working with seniors as a financial advisor is that they like income, but don't like headaches which could be a reason they're looking to move on.  

The other type of offering is a 506(c) offering which is what most syndicators transition too as there deals get bigger and they get more established.