We now have a tenant that moved into one of our properties in November and who have been headaches since the walk through when we handled the keys over to them. 

So I was able to do a cash for keys program with my tenant and get them to move out early.

You need to pay insurance, technology(key) , association, state and national association on top.

The plan document is the key to give you control and agility.

There are no short cuts to investing. 

 @David Ahrens 8% takes some work in Omaha. 10 months ago you could pick properties up off the mls and turn the key and get 8%.

As you already know, leverage is the key to making the most money in the real estate business. 

Thank you guys for all the feedback, I will be looking into starting an LLC and consider getting an hard money lender on board.

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.