Your ability to network and sell will.As an agent you are running a business so think like a business owner and not an employee.Get with brokers and see what they have going on.I think the most important things are1. commission splits.2.

Keep rocking it! 

HD also sells these odor eliminating rocks that come in a little pouch.

However, this could easily be structured as a strategic partnership -- his funds, your time -- and in the end he gets back everything he put in plus an agreed sum, and you split the difference.

In most of my properties there is an Austin feel - we use a lot of hand made steel planters and black rock gravel in the landscaping, metal roofs, and screened in porches. 

The income and expenses will be split as per stake in the IRA.Do you see this as a workable deal from legal point of view.

So yes, you can get a Broker to sponsor you, yes they assume risk, and you can get it to work for you by detailing your plans and being prepared to either pay some percentage of your deals that you find and buy from MLS (commission splits) or a monthly fee if you go 100% commission.

The seller is asking $325,000 purchase price with $1800 monthly rent (from tenant buyer).He also wants to split the appreciation over the 3-5 year period.

Now based in Portland, OR I plan initially to assume a bird dog role, passing along seller details to wholesalers in exchange for a split in any profits achieved.  

Asking around to other wholesalers in your market to bring a buyer to the table for a split of the wholesalers yield.