So I'm trying to plan a strategy to take my residual monthly income to another level. 

@Brian Burkewhat are you seeing for investors appetite in a deal where the sponsors ownership % exceeds their level of capital contribution?

Union City is not at that level yet.

@Jay McCrearyIt isn't an entry level skill set.Get your Realtor's license instead.  

However, at your experience level, you may want to team up with an experienced wholesaler in your area to help you work your leads when you get them so that you handle them properly. 

But I get the feeling that the "Incorporation Specialist" is more of a frontline employee, so they're definitely not at the same level as an attorney. 

I don't know your experience level, but if you are surprised, it means that she is not very experienced in sales or the business world and should have taken more time to learn about you, but that doesn't make her dishonest, just sloppy.She is entitled to her commission, and moreover, she probably has to charge one because the broker where she parks her license will probably impute one whether she charged you or not. 

One of the apts is on the main level and one is in the basement.

MY NAMER IS MYNOR MORALES, AND LET ME TELL YOU, BIGGER POCKETS IS GREAT FOR INFORMATION ABOUT REAL ESTATE, I HAVE LEARNED A LOT, AND I AM ALSO IN THE SAME LEVEL AS YOU ARE, TRYING TO GET THE FIRST DEAL, HOPEFULLY WE CAN HELP EACH OTHER ON THE WAY TO SUCCESS 

Also, definitely take some time to learn at Bigger Pockets before going to the "next level" in real estate seminars.