I think I would stick with what I have in your scenario.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

It's also common for the "cash only" advertisements to come from brokers or sellers who are misinformed.

Would that be possible in my scenario?

These are really questions for your attorney - the more typical scenario for a jv like this is you have a new LLC where you are the manager of the LLC and the investor also owns a percentage of it.that way you don't have to deal with transferring it etc. 

@Kmsuea Abdei signing an Exclusive Buyer Agency Agreement is common, but it can limit you to working with just one agent.

With this scenario we both have skin in the game: His work and my materials.

For example the license should not only have a cost but also require at least some compliance training targeting some of the most common issues/complaints.

I can see the cost to entry being a positive one but I am looking to weighing all the options and scenarios.

Most of my clients:1) Put 20% down for a conventional investment loan.2) Put 10% down for a second home loan3) Something else, either hard money, DSCR, or portfolio loans.These are the most common ways.