I don't think I need to have that exactly figured out on day 1 of my first rental purchase, I need to get into the game. 

Nice thing here is property maintenance/expenses is turned over to the tenant/owner and you're out of the landlord game, but still get monthly income.  

I am a fellow house hacker and think it's the best way to get into the game if your circumstances allow it!

Hi @Shan Randall,Welcome to BP and congrats on stepping back into the landlord game!

Illinois requires a license to market aka wholesale more than one property per year.Are you looking to get into the wholesale game here? 

This also may be a good way to get an in working for someone with more experience since being a new wholesaler who doesn't even know where to start makes it very hard to start.Also, don't start telling people you are a wholesaler before you have marketing going out, a small buyer's list, and at least one property locked up because everyone wants to be a wholesaler, but it's not actionable until you are in the game.

once this stuff gets on BP and its monster google search results IE goes to the top of the page its game over..

One of the investors brought the buyer to the table (my personal opinion was that the buyer did not have financing but I went along with it because that is what the investors wanted). 

Check out the table that I sent you, it does a good job demonstrating that commissions on real estate transactions in the US are actually right in line with many other developed countries.Be aware that almost all of the major reporting on the NAR vs.

@Stuart Bartle welcome to the RE investing game.