However, why not befriend a Realtor and negotiate a rebate of the commission to go back to you post closing for representing you?

I know many people who have done management with NO license by having their clients appoint them as a "representative" for the actual owner.

Call the selling agent (the agent who represented the cash buyer) and tell them you have a property you're looking to wholesale near the one they recently sold to a cash buyer... and would that same cash buyer be interested? 

There is a level where they will represent you in court for so many hours too.  

One that specializes in representing creditors.  

So what you mention above is correct (although technically $500K would still only pay the 1%, above that pays 1.425%).I think if you were in a situation where you (or someone you represent) was selling and the price came in right at this level, you would just have an open discussion with the buyer about the taxes (of course they'd be happy to pay less anyhow).

You should be more concerned with cashflow than with what proportion the taxes represent of your expenses. 

This represents 92% of your monthly income which seems high but again, may be appropriate for your area.Good luck and happy hunting.

I have not done this, but can offer some thoughts.Assume your agreement states something like "owner or representative" and rent to be delivered "as designated", giving you the flexibility to toggle between you and PM without a new agreement.  

A: The rules define a “loan originator” as a person who, for or in expectation of direct or indirect compensation or other monetary gain, performs any of the following activities:(1) takes an application, offers, arranges, assists a consumer in obtaining or applying to obtain, negotiates, or otherwise obtains or makes an extension of credit for another person” OR(2) represents to the public through advertising or other means that such a person can or will perform any of these activities.