And as you point out that could be true with you have a track record  a Deep Rolodex ( you know that thing you put your contacts in)... but as a new investor I think shopping for the deals and spending all that time effort etc without some kind of financial commitments or baking is doing it backwards and can lead to frustration and disappointment.

Maybe a flat rate for finding the deal?  

Per Florida law, if you are operating a commission based property management company, you are required to have one of two things - have a broker of record that signs off on everything you do (this runs between a percentage of the house, and $500 - $1,000 per month), or be the broker of record yourself.Your other option is to run a flat fee management company.

If not, then try to negotiate the commission (nothing is fix/ flat rate).

For example, I hang my license with The Virtual Realty group which costs me about $300 a year, and they take $375 flat fee for each transaction. 

Does this mean I could charge flat fees per residence, per tenant found, etc.?

I expect prices to either stay flat or come down over the next few years.

Just recently bought a 2 family flat (with a potential unit in the basement) where I will live in the other one with my wife.

Even with delays, which increased holding costs, and if the market had stayed flat, I would have made some money.  

Flat-out dishonest and unethical unless your rich friend/family member is allowing you to use those funds to close.