I am starting off slow, currently bird dogging.It is easy for me to find properties but I want to go beyond that and assist in marketing properties once they are under contract (ex: bandit signs and social media marketing).By doing this am I acting in the capacity of an agent or broker?

Acquiring an existing business is a very easy way to get into the game but make sure you understand all the risks and not take broker/owner's advice because they have a conflict of interest  - they want to sell you their business at the highest possible price.

Consider working with a list broker rather than a "website" to get your seller leads.

@Meera Lakhavani ask your lender how sure he is the loan will close, ask your real estate broker how sure she is of the after repair value and appraised AS-IS value and ask your contractor if the 185K includes all the upgrades, finishes, etc that you have in mind.

And a opinion of value from a commercial broker.

So basically if you buy the list put the investment in, or are you using a list broker who will rent the list to you? 

I reached out to my insurance, and they told me that they don't have any companies (they are a broker) that cover animal liablity on a D3 landlord policy. 

I can do the work and try to sell retail,  or(2) Sell as-is, either get a broker and list on the MLS or somehow figure out how to get this wholesaled to an investor. 

The mortage brokers all tell me that having her on the Loan complicates things so I just have the closing attorney put her name on the title.....problem solved

Forced appreciation is great through rehab or tackling mis-management but just regular appreciation is just icing on the cake.  1-4 units is a world with residential agents, lenders, property managers, etc.  5+ units is a different world with different brokers/agents, lenders, etc.