Its all mind games and numbers but from experience the break even point was 4-6 homes before the real savings on commission fees were apparent. 

Investing became an actual possibility by saving money from my real estate commissions and borrowing $100,000 from my grandfather.

I'm currently in the process of changing jobs to a commission based job (hence why I can't obtain conventional financing).

I am a real estate broker and can leverage my "commission" into the deal for down payment.

You might be able to find someone to do this in return for a flat fee paid from the buyer's agent commission at closing, the remainder of the buyer's agent commission being paid to you or the end buyer in the form of a commission rebate.As for your original question, I've seen it done many ways, but the simplest and most popular way is to add "and / or assigns" after your or the buyer's name on the original contract with the seller.If there's an existing relationship with the seller, i.e. you're already in contact with them and / or they know your intent for the property (wholesaling) you're in a pretty strong position.

Then, it's YOU who decides the commission/profit.Too hard?

The costs would be:- $425,000 financed at 4% for $17,000 annual- $10,500 property tax- $2,750 insurance- $120 annual HOA- $1,800 lease commission- $1,800 M&R allowanceTotal annual cost:  $33,970 annually or $2,830 monthly+ 15% Profit:  $39,065 annually or $3,250 monthlyWhat are your thoughts or questions on a deal like this?

I personally have between 10-20k o invest, and find several great properties in my nationwide search, but the issues start when I look for financing, or the requirement for 20% down, plus closing costs, lender commissions, etc.

If you can get in and out while making $5-7K, you still leave money on the table for a rehabber, plus you get quick cash to fund your next deal.Otherwise, there's a chance that the $25K in repairs balloons into the low $30s, and then, between transaction fees, agent commission, and holding costs, you might net $15-20K for several months of work.Often, a quick nickel is better than a slow dime!

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