At 23, your unfair advantage is time that is not constrained by collecting commitments of a family.

It markets our properties, screens our tenants, collects our rent, deposits it into our bank accounts, has full accounting and reporting features, has a tenant facing web portal & app where tenants can log in and report maintenance issues and see their account, etc, for $2/door/month - but they have a $45 minimum monthly fee... so up until you cross 22 doors it would be $45.

That might be especially attractive to folks who want to shed the clothes they wear at work to keep their living space more clean.

So, even a small negative like a $50 unpaid cell phone bill that goes to collections when you switch carriers tanks their score.

what are the laws in CO regarding unlicensed wholesalers tying up property advertising it and collecting a fee at closing is that even legal in that state. ???

Not only can you collect rent to go towards your mortgage, you're also building equity that can potentially be used down the road for your next home or investment.

So most agents are only putting about half of that $12k in their pocket, and out of that $6k they have to cover all of their operating expenses: licensing fees, MLS/ Realtor Association fees, continuing education classes to stay compliant with licensing requirements, monthly "desk" fees/ technology fees to their brokerage, health insurance for themselves and their family, errors and omissions insurance (required), marketing, car, car insurance, gas, clothes, computer/ software, cell phone, closing gifts, signs, photography, staging if they offer that, etc.

Sometimes it can be difficult to collect and some landlords will keep any unpaid utilities out of the security deposit, though CA is one of the trickier states to do this in.

If I reach out to a realtor, will they expect me to pay them to collect comps for me? 

So B2C is out, but perhaps B2B might be an option (e.g providing a streamlined solution for all of the major mortgage servicing companies for collection of payments.