Regardless of where you go, with $40,000 typically would best be used as either soft cost (due diligence) money on a new construction for sale project, or alternatively you can buy a $200,000 property, putting 20% down. 

During closing the transactional funding entity receives their money back, plus 1-2% and the wholesaler would retain the remainder of the proceeds.

Wouldn't you need some info/setup from the seller in order to receive your auto payments?

When I say lot of fees, meaning charging me for every little thing, eg receiving a quit claim deed, filing that quit claim deed in your SDIR account, transferring your own money to a checkbook account as a few examples. 

Typically the houses we rehab are 20 - 50 years old.

My question is, if I make a purchase using myself as a broker, is it possible to receive a credit from the seller when acting as my own agent instead of receiving a brokerage fee?

My question is what is the process once you do receive a call from a motivated seller?  

They typically expect 30-40% down and 10-15% in reserves depending on the risk factors of the property.  

Typically with a property this size you require the schedule E tax transcripts of the seller from the IRS.

I have attempted to contract a property where the heir was to receive title to the property.