While many investors rely on the MLS or wholesalers, these sources can become unreliable as the competition intensifies.

Now I found one that specializes in real estate investors that was recommended by an online mentor.

Management treats line employees quite poorly and lying is just part of the job.

I am currently in NJ but focusing on Texas. 

Crossing the lines may not provide proper liability protection.Personally, I just kept my SF rentals in my name and got excellent insurance coverage, $500K per property plus a $2M umbrella.

Can I advertise here on BP or is this going to get me banned?

Brokers are providing a professional service and facilitating transactions.They give you guidelines on how to and how to not do a transaction and if you follow those rules you've transacted within the law.

I would budget maybe 20-30k depending on how far you are going down.

They’d rather just trade toys on the sly and call it a day.3.

Others have hit it on the head.