He needs properties and connecting with agents is a very low cost way to get properties, as Realtors are trusted sources for motivated sellers and naturally get deals brought to them.

I attend meetings regularly with recent "graduates" of programs like this. 

Louis and we work with investors like yourself regularly.

Thank you for the input, please guys I am not whole selling anything. just bringing buyers and help them with the deal, I am underwriting the deal making sure numbers work for them, advising potential problems, provide market inputs, giving advise if forming syndication, negotiating deals via subject to when needed so I am not acting as a regular real state agent who does not do any of this. 

Current State: Knowing the neighborhood(s) we target, and having driven them (regularly) I have a pretty decent list of "looks distressed" properties.

Rents for that home are going to be 1800 to 2100.You should net about 200/mo  Deprreciation would mean your rental income plus a little more of your regular income would be tax free.

When approaching the seller about seller financing, especially given the unique nature of the property and potential challenges in selling it, it's essential to frame the conversation in a way that highlights the benefits for both parties.

I am a regular person (not realtor or agent), what are the steps to buy from Crexi or LoopNet? 

You can achieve this by regularly checking the Search Terms report, routinely searching for your brand on Google, and pulling the actual keywords that are converted in your CRM.

Bonus depreciation may end but regular depreciation is available for the amount not used under bonus depreciation.