I really believe that while an agent should be very knowledgeable about the real estate market....you should also have a great connection with that person because its going to be a fun/scary/emotional/weird/crazy/hectic time and you want to be able to ride that roller coaster with someone you generally like and can stand putting up with numerous showings and phone calls and texts.

I can offer you advice, guidance, etc. and in return, I am looking for a client - at no upfront charge. 

Don't know what they'd charge having to also remove the crud crazy previous owners covered them with!  

for you. is it normal for the broker to charge 1% to me at closing?

Welcome to BP, be prepared for a lot of mixed opinions/emotions regarding wholesaling.

Or are you just allowed to charge what your costs are that you incurred with background checks, credit checks, etc...?

And I know about the MDS charges - I'm looking at all the painful detail of a $200 water bill for a property with the water main shut off!

Then I would mow the grass before the city or county mows it and charges you for the mowing. 

Also, I ran a market analysis and learned that the current owner was charging half of what she should have been charging in rent. 

@Ali Boone , I believe if Prop 10 passes cities would be able to limit what landlords could charge even if a tenant moves out, which would be really bad.