Even worse, investors generate multiple transactions but the pricing / costs seem to be not better than the once in a lifetime house/ homebuyer.The guy in this $880K flip, got $130K out of the deal ......but the transaction and financing costs were almost as much.This makes me think 2 things:1.

Obviously you can also operate outside of real estate law by just having an agreement to act as a broker, as you originally intend to do. 

Has anyone had a good experience with a business formation attorney who has experience with the nuances of operating under a parent company?

I own a liquor store, and the commercial property it operates in as well. 

The city has some real specific rules about operating them and they’re not really investor friendly.

@Josef RobergeYou are operating as a business.

Developing an operating agreement for the LLC will help establish the basis of your business, including capital contributions (HELOC, Loan).

Those folks run a sophisticated operation, and if we don't keep up with their level of sophistication (and exceed their customer service) we would lose business to other investment classes that treat their investors better.Perhaps it could be said that the competitor to TK firms is buying homes directly, and that competition lacks sophistication--thus the hurdle is just above that level and anything above that is good enough. 

Single family homes are pretty simple operations that most people understand pretty well.  

@Ryan Wilkerson put the money in the bank and keep it for operation costs..get our site up to date...host a networking event at your current flip...do not spend on mailers...let the wholesalers do that and you go find your own deals by networking with agents and searching online yourself.