So I called MN brokers' support line and spoke to an attorney yesterday who told me that it was a violation and I could loose my license. 

Without being and agent I know I have more flexibility, and I'm not bound to as many laws and regulations especially when it comes to a deal I want to pursue for myself.  

My concern would be loosing the control of the payment process as the consumer.  

I realized I could either find someone with 100k cash to invest in 3 days or loose my earnest money.

I would take a broom and do a broom finish as I went, kept doing the entire sidewalk, all the time I was certain it would peel, chip and look like crap, but what do i have to loose. 

There are often a lot of little things, like needing a mail box or fixing a window that won't open,  fixing a loose carpet or getting a door to open and close without sticking, well you get the idea. 

I don't want to loose money but I also don't want to over charge the investor buying the property.

Too many residential realtors seem to be afraid of loosing control of the sale and will insist on inserting themselves in the middle of negotiations.  

If the seller did not pay that we would be stuck trying to pay it in cash to clear the title or we would loose our deposit since their are are no financing contingencies. 

One is boarded up has not been rented in 2 years. the other they tried to sell on contract but the buyer put a tenant in is collecting rent and not paying on the contract and the other one the tenant just left and its 5k to rehab yet again and they are with the best management company in the market.. so if your bound and determined to go out of state1. find a market you like and make contacts with the locals there2. do not buy through LA based marketing companies what do they bring to the table they have never even seen the house your going to buy they are only loyal and talk up those that pay them.3. use the same common sense if you were buying a home in LA find a reputable agent get MLS listing do not trust ARV values from promoters those are blue sky. 4. get an independent home inspection just like if your were buying a home to live in.. do this before you close and make sure you know what your getting and ask for items that are problems to be fixed prior to closing.5. buy at the top of the market not the cheapest those will have problem tenants and its very likely you could lose all your money on super low end.Lastly if you are dealing with out of state TK go direct no need to pay outside selling agents  its just tacked on to what your paying for the house. houses out of state are just not sold like they are on the West coast think about it why are these companies trying to sell homes 2k miles away from them...