Lower representation (conflict of interstate w/2 party, overly motived to get dual commission)2.

And remember actual practice of real estate is a bit different than what the text book goes over.

Also, bringing a high Credit Score helps a Mentor because you can participate in a partnership or Joint Venture.4) Motivation - I find this to be the hardest to verify.

Also I tried to find the IRS code 1031 section original text but couldn't.

Try to watch that one and get motivated.

That amount is negotiable and will vary according to a variety of factors:  the value of the property; the motivation of the homeowner; your negotiating skills, etc. 

Here is a good post by someone bombarded with "will you sell" emails, calls, texts and letters. 

@Quentin Mitchell dedication , motivation , good morals , reliable , responsible, professional , passionate and accountable .

Do the following, go to assessor's website of county you live in, locate GIS data organizing properties by number of units, download excel spreadsheet of addresses/owner info, import into google maps using site such as batchgeo, drive by and identify 15-30 properties you're interested in, skip trace owners to find current address, text/email/call owners, be consistent & do this every 1-2 weeks, you find a property in 1-3 months. 

Not all are bad of course but it’s not a guarantee that a fiduciary duty is even a motivation for them.