You can do a simple web search to find brokerage firms that will hang your license for a flat fee verse a % of every sale/purchase but you won't get much assistance from them and I am not sure exactly how "legal" all that is.Other things to consider, 1) there is a fee to have access to and be able to list on the MLS, 2) I think the state requires you to carry or it would be a very good idea to carry Errors and Omissions insurance commonly called E&O insurance 3) if you plan to tour properties, you will need to get those electronic keys that agents have and I am guessing there is an annual fee associated with that.Those are the big ones I can think of off the top of my head.

I would say as a client it has very little practical implications under which umbrella an agent operates; the key issue is to work with someone who understand what you are looking to do, preferably has done it themselves and can advise you.

I am on the board of two self managed HOA's (Lakeview /Wicker Park) and need assistance dealing with two separate issues:  #1 Noise disturbance in commercial space  #2 VERY delinquent assessments by a single owner Ive attempted to engage two firms already but somehow these issues seem to not be attractive to represent. 

Talking to your friends is fine, but a CPA is the one who signs their name next to yours on the tax form, so get them on board with what you are doing. 

The financing contingency language is the key.

Is that male/female ratio across the board with most property management companies?

If an investment property, is it a turn key rental, or are you flipping it? 

Your only option is cash for keys.   

That essentially means that you cannot use an SBA loan to purchase income property assuming all else is above board. 

Long time lurker on the boards here and have found them incredibly informative and many of the members extremely courteous and professional.