I have some nicest neighborhood is located across the war zone.  

Hard to cash flow in DFW these days without investing in war zones or hunting thousands of leads!

It doesn't sound like you have much of a nest egg, no land lording experience while needing to borrow lots of money to purchase numerous properties that will provide minimal if any positive cash flow. 

@GLENN SANTOS, There are numerous forums and blogs that have been written on this very topic on this website.

For example, Pennsylvania has numerous laws that apply when a seller sells a 1 to 4 unit property.

I used to live in Horseheads, just so you know, so let's talk about the integrity of your three JV partners.How do you feel about waterboarding and one million "enemy" casualties relating to the Iraq War?

The grief of trying to collect rents in a war zone may not be worth the income. 

I’m new in WA, bought my first flip and like most, I was in the bidding wars in the first couple months of the year.

Arrangements like the one you suggest (where the agent gets a share of the revenue or an equity split) are way outside the norm, and outside the scope of a listing agreement - you'd likely need an attorney to draft such a partnership or JV, you may need affiliated business disclosures and other documents to comply with numerous federal laws, and these are not deals a real estate agent can necessarily enter into without their broker's awareness and consent.

This will virtually always eliminate the section 8 tenant.In summary, I suspect there are numerous ways other than source of income to not select section 8 including having high end units with rents higher than FMR, using move-in date as a criteria, etc.Good luck