Many operators won't sign their one-sided agreements and pay a 3% vig for "compliance" for investor procurement when this risk is still pinned on the promoter.

A direct loan is all we can offer to applicants who meet the set criteria for Insurance Bond loans.We shall commence the funding modalities once you procure the Insurance surety bond.We would fund your project as a debt financing at 5% ROI for a duration of 6-7 years provided that you are ready to procure an Insurance Bond to act as the security for the funding.The insurance bond is collateral security obtained from a reputable insurance company situated here in Istanbul Turkey which will serve as a running collateral / guaranty on funding.

Also, if you made a different offer on the same property, with a different agent, there would be some issues between the agents as to who the "procuring cause" was.  

Many other states have very similar definitions of RE activity that requires a license.4735.01(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

Note: This seller came as a referral and I did not learn about him from any efforts of the realtor - in other words the agent was not the procuring cause of my interaction with the seller.

Not trying to mess over any Realtor, if they are the procuring cause of a sale they are entitled to a commission, but within the grace period of the listing agreement.You can do this!

For RE Agents that is known as 'procuring cause.'

I plan on opening my own shop soon & would like some thoughts on procuring investors into my business.

The VA allows you to take a residential loan, the reason there is the "greater than 4 unit" limit is because anything over 4 units is considered a commercial property and thus one needs a commercial loan to procure it.

At this point I have purchased a lead list from list source, and procured a Google Voice line.