Assume 7% sales commission.  

“hey Mr Seller, now I’m not charging commissions, fees  not do you have to pay any closing costs if you would like to join my retail buyer program”Seller: Huh?

A lot of these lead sites operate on no upfront cost, but they take a 20-30% cut out of your commission if you close the deal. 

I have a friend who is an agent that is looking to assume my VA loan and buy the house off market, so that I can avoid paying fees and commissions.

You could even negotiate into the contract that if the neighbors qualify you don’t have to pay the full leasing commission If needed some cash you could always do a cash out refi and take a small amount out.

I encourage all others who have been swindled or have had similar experiences to share them too and to submit complaints to the Better Business Bureau, Department of Consumer Affairs, Consumer Financial Protection Bureau, State Board of Accountancy, Federal Trade Commission, Police Department’s Financial Crime Unit, and the District Attorney.For the potential franchisee owners who are considering this as a business, I would run the other way!

Can agents get commissions/referral fees for their own purchases out of state?

In your area the listing agent should offer same as before to a buyer agent other than MLS no longer lists coop commission.

If you want to collect a commission you need to be licensed with FINRA.Capital Raising: Understanding Commissions, Referral Fees, and Finders Fees | American Association of Private Lenders (aaplonline.com)

Sure the shingles run a bit over $100 a sq , but you need felt paper , drip edge , flashing , coil nails , misc supplies , delivery , disposal costs , labor , insurance , sales commissions , overhead , whats left is profit , and it it runs around 20% .