I would suggest doing it as a flat fee listing and not offering the selling agent anything, just use it as another place online for tenant/buyers to find you.

I was searching for a step by step typical outlined process online somewhere, but couldn't find anything.  

Since the house "Needs Major Repair," I am not able to get traditional bank financing and thus would need to borrow from a private lender to show proof of funds.

So far, I think I've run across these recommendations on who should do doc prep:* the title company * a licensed broker * you ( the lender )...grab a DOT/Mortgage and PNote online!

@David White, there are inexpensive courses online that can instruct you on how to build a buyers list... just do a google search.

You can get hard money for the majority of the purchase and rehab (keep the prices low) and use your $11k as the funds you need to add to the deal.You could do a simple rehab and make even just $15k profit, then you have a significant amount of working capital to get going.

Rood and siding is in good condition, and the first major expense I see in the next five years would be replacing all windows. with a 15 year mortgage, at 5% (I'd rather budget high than low) cash flow would be 6056/year.

If any of you live in the area I would love to connect with you and learn different ways on how to get my career started and also become a major help to you as well. 

I will look up one on line today and attend. 

From what I see online, there seems to be a lot of low hanging fruit in those 2 states.