In order to gain control of the property and to have a structure to attract more investors I'd like to have a record of assets that are owned by the company, which becomes difficult when the titles do not reference the company or any relationship with the company.  

There will be taxes on the commission and that is something you should plan for.You should not have a problem helping a client outside of the agreement, but just make sure everyone is on the same page.

However, oftentimes this is difficult to do in our market, so the option fee that they pay usually helps it so that we are able to get the majority of our money out of the property.The rest of the money we have left in the property we create 2nd position performing notes that perform at 11-12% APR that we sell to passive investors. 

Message me and I can give you contact info for a client of mine who is a master plumber but is very reasonable.

Will be providing them an opportunity of about 150k RFQ/PO for a client of mine in the next couple of weeks, I asked for ground drop on all materials and single day delivery without fee they said it wouldn't be an issue.

My mortgage broker tells me its not possible for an llc  to get a loan or at least very very difficult.

The running out of cash part is from clients of mine who have been stuck because of financing. 

(For example, helping a client relocate).12)Can I represent myself in out of state investment's for myself, or must I hire an agent?

You won't be burdened with punching a clock but your schedule will now revolve around all of your clients' schedules.

If clients sue - it will be your broker, but the broker will get back to you for the damages.Each state requires different things: for example, E&O Insurance is not even mandatory in state of Ohio.