My goal is simple: once we secure a deal, I buy directly from the seller with cash, and you earn a fee.Are these kinds of arrangements common?

My understanding is the seller bought with seller financing significantly below market value and has the capital to pay the near due balloon if needed.The seller is the one who proposed SF due to (I assume) capital gains. 

@Mirlyne AndreRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I bought my first investment property that is currently cash flowing well I have talked to my bank and they said I can pull $100,000 of equity out on the house.

To me this actually makes much more sense than the current system, people just don’t like change lol, basically the buyer & thier agent negotiate a fair fee and that fee is no longer being “hidden”. the agent than negotiate’s a concession with the sellers agent, that’s literally it, it’s a totally logical system that makes much more sense then the current one, and I think people (mainly agents who are afraid as soon as the seller realizes they are getting 3%, that they might not be worth it) are just making way to big of a deal of it.

Running a business like that takes marketing efforts, networking, direct booking functionality, and so much more.

I'll start looking for bigger properties and follow up directly with you if that's okay.

Or if we start taking direct bookings, we can get a deposit or have a card on file to cover damages that they cause. 

The current leverage my family has is their home equity, but I honestly plan to invest within the next year due to capital shortage.

We currently have one rental property and looking at building a primary home.