So, I do my marketing then a motivated seller calls me to see the house the following day.  

Make sure you dont fall in love w/ the property as I see the amount for rent creeping up. 

(See the JOBS Act of 2012, the part of which we're looking at was effective in September, 2013; the crowdfunding aspect is still waiting final rule approval by the SEC)  Jon was correct when he said you pool money, you sell securities and have all the duties and obligations that entails.  

no we charge per property, give discounts for bulk orders, see the site.

I have a property under contract but I look on zillow and see the property being list at market value.

And I see the oily mess under tenant cars too.

I've yet to wholesale a deal like this - of course i'd love to if I coudln't see the property though.

I see the benefits of working with someone that knows you market and im even willing to pay for that if i have to. but after reading the forms and guides on this website im not sure what to do. any help will be appreciated. 

I do not have any use for 1%, 2%, 50% rules.I tend to buy on the downturn and usually see the 10 year appreciation in two years. 

If your not going to run a normal mgmt company then I dont see the point.