Then start taking some steps, find the key players in your area.

You can probably have a lawyer draft up a good operating agreement for the property specific LLC and use that each time, plugging in the players, but yes... a separate LLC (or partnership, if you choose that structure) is necessary. 

However if the listing agent has not disclosed a variable rate commission, and then subsequently engages in one, that is against the NAR's MLS policy, and though I cant speak to every state, is likely illegal, as it is in the states Im licensed. 

Attorneys who engage in asset protection planning help their clients preserve and protect their property in advance of a claim or the threat of a claim.

I have a full time job and some after work engagements weekly with my kids but I have usually two or three evenings a week that I would be available to help out a local investor in any way I can.

Setting aside the bank's preference, it is against the law, specifically FIRREA.From here (emphasis added):An institution or its agent must directly select and engage appraisers.

I avoid engaging with folks.

If you find the right agent, 3% is a small price to pay with a lucrative ROI.Certainly, your wife does not have to broker the deal to be an active player on the team.  

Start calling the ones you’ve never heard of, those are your small players with small loan amounts.

@Paul Allen I’m glad to have engaged you.