I'm a CA broker and like @Steve Babiak you may want to consider a flat fee listing.

@BrookeWelcome Brooke, There are a boat load of agents and mortgage brokers to choose from here in the Portland area.

I was missing out on a lot of good inventory in 2009, I wish I had been more educated.......roll on 3 years and I was told by a broker who deals a lot with BOA REO's.

looking for a broker who is familiar with submitting HUD bids

This mostly affects brokers, as they have to disclose the origination amount (direct lenders don't have to), which will be included in the 3% calculation, along with title fees and everything else.It does help protect borrowers from high charges, but not as much as you'd think.

I get that lots of ppl only like to say anything when they get a bad experience, but I'm going to pass on them based on talking to another broker up that way as well.

Ideally I'd like to find a broker that might charge on a "per deal" basis.

She also said the industry is changing from 50/50 split to a 35/65 broker take majority split.

You don't need a "company" (LLC, etc) yet.What you need to get started is:1) A process2) A teamKnow exactly how your process will work:a) Meeting cash buyers & understanding their needsb) Finding motivated sellersc) Evaluating propertiesd) Calculating offerse) Testing the water with your buyer(s) if necessaryf) Negotiationg) Closing via a contract/agreementh) Assignment to a cash buyer via another contract/agreementi) Receiving payment at closingFor your team, you'll need to know:a) Cash buyers, of courseb) Real estate agent(s) or broker(s) - provide comps, MLS opportunities, etc.c) Title company (preferred to have one you use for your deals)d) Attorney (required in some states)Best of luck!"

Shameless plug, I know, but seriously some of the biggest people in the local real estate scene come here and I can think of half a dozen members who are brokers off the top of my head.I'm just getting started in REI myself.