I’m not focused on volume, but rather on maximizing the assignment fee per deal, compared to doing multiple smaller deals to achieve the same result.My question is: Where can I find sellers with messy titles?

Realistically, to make the business work, they are hoping all the people who are using the "free services" to eventually go into banking where they can collect fees for anything bank related.

“There were a couple experienced investors on the forums that loved to tell everyone they could manage a short-term rental in just five minutes a week.

DFW Real Estate Investor Club.I think both are about $20 per event to attend the basic meetings. 

The 5% of the remaining balance late payment fee is a little much IMO. 

However, as curiosity prodded, I looked into the degree that it is prohibitively expensive to consider just filing as a security anyway, irrespective of the pros and cons.Basically, I searched for "what are the costs for registering a security with the SEC" as well as "what are the costs for registering a syndication as a security with the SEC"Most the results produced explained something to the extent that the fee was about 150 bucks per million offered, without any other information on what would validate the explanation that filing a syndication as a security is prohibitively expensive.

I alsodidn't see any mention of HOA fees/dues and or rules.

You can negotiate a flat fee, or percentage of their profit of any deal. 

Quote from @Mary Jo Carruthers: Fees for buyers side has never been set in stone.

Then you get 100% minus cleaning fees and maintenance.