Listing agents pay Buyer's agent for procuring the client but in this case you saw their listing on Loopnet and their advertisement/marketing procured the buyer. 

Courses #5 – 8 may be included in your postsecondary education Experience Requirements – 20 transactions The Division calculates the transactions to ensure the applicant meets a total of twenty by using the following formulas: Listing agent in the sale of property owned by another = ½ transaction Selling agent in the sale of property owned by another = ½ transaction Listing agent in the lease of commercial or industrial real estate owned by another for a term of at least one year = ½ transaction Procuring agent in the lease of commercial or industrial real estate owned by another for a term of at least one year = ½ transaction Listing and /or procuring agent in the lease of four residential real estate properties owned by another for a term of at least one-year = 1 transaction

We've agreed to price and now procuring the loans for both  Feels really great to to move from wanting to get into real-estate to taking those first steps to make it a reality.  

Well, just about 20 seconds of searching the web and found this regarding how birddogging is clearly illegal in the state of Washington as they consider a birddogger to be a broker and must be licensed.RCW 18.85.010:(1) "Real estate broker," or "broker," means a person, while acting for another for commissions or other compensation or the promise thereof, or a licensee under this chapter while acting in his or her own behalf, who:(e) Engages, directs, or assists in procuring prospects or in negotiating or closing any transaction which results or is calculated to result in any of these acts;then there are exceptions to this rule (although none apply to birddoggers):RCW 18.85.110So, according to the state of Washington, accepting ANY (commission or flat fee or chickens or cattle or sex, whatever) fee makes you a broker.......as I stated before, one should check the laws regarding it in their state first.

It seems it would be difficult to procure buyers if you don't have properties, but risky if you have properties with no potential buyers.

The commission agreement reads "The parties agree that Sam Smith on Broker’s behalf has procured for Owner a tenant, Mega Furniture & Material For Less II".

The point was made that the federal agencies are tied to procurement requirements that do not ensure the agency gets the best deal, the best provider or best value for the money as obvious with the best known government web site today.

It is unlawful for a person, in connection with the application for or procurement of a loan secured by real estate to: (1) Employ a device, scheme, or artifice to defraud; (2) Make an untrue statement of a material fact or to omit to state a material fact necessary in order to make the statement made, in the light of the circumstances under which it is made, not misleading; (3) Receive any portion of the purchase, sale, or loan proceeds, or any other consideration paid or generated in connection with a real estate closing that such person knew involved a violation of this section; or (4) Influence, through extortion or bribery, the development, reporting, result, or review of a real estate appraisal, except that this subsection does not prohibit a mortgage lender, mortgage broker, mortgage banker, real estate licensee, or other person from asking the appraiser to do one or more of the following: (a) Consider additional property information; (b) Provide further detail, substantiation, or explanation for the appraiser's value conclusion; or (c) Correct errors in the appraisal report in compliance with the Uniform Standards of Professional Appraisal Practice.2.

My dream is to procure a multi unit rental property on LBI and to occupy one of the units year round .

Do you look for properties that you'll likely eventually procure?