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

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.

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.

The rental game is funny in that you want to responsible enough to always make rent, but not successful enough to easily afford buying a house.

You may have to buy a distressed property that needs a decent amount of work done to hit a high enough rental rate, or search for a property on the outskirts of the metro area.I'm an agent at an investment brokerage and we try and take some of the legwork out of the game for investors.

@Stuart Bartle welcome to the RE investing game.  

This my friends on BP is just the reality of Real Estate you have two basic methods One mom and pop keep their day jobs and start buying long term hold rentals as they can afford them and if they like it they keep at it..Two you jump in the game and try to make money transactionally IE RE Broker  Flipper Wholesaler MLO  leasing agent etc etc.. this also is a long term ramp.. what the Guru programs attract generally speaking is those that get excited think they can somehow buy a program ( any program pick one) and its going to jump start them to this mythical financial freedom everyone talks about..

Hey David -  Networking with investor friendly agents can be a game changer for sourcing deals, especially when it comes to distressed properties and/or pocket listings.