Then you come up with a fair split, depending on how much time and effort you're putting into it. 

Sounds like this couple is the secret to your success.

@Cal Rohrman yes, investors are doing that, but the part of the equation let out is time and effort to collect those rents and keep it rented.

Depending on exactly the situation, the investor may be willing to pay you some money for your efforts as they may then be able to get title to the property more quickly and avoid court costs. 

I don't care where/who brought the deal to me....if its a good deal, I don't care.....this is business, its not personal.....Now taking up time and effort from an agent and never buying anything....or getting a lead from one agent and then buying it from another....that's BS and disrespectful and as an agent I would severe any relationship.

Getting a confessed judgment to stick takes about the same amount of efforts as bringing a foreclosure action or suing under a guaranty.

Given the hotness of my local market and the trust I've built with them, I could probably raise 100k-200k of private money with minimal effort.

Good luck and let us know if you managed to get any profit and if your time and effort was worth it. 

If I fail in my initial efforts to approach PMs and LLs on my short list of target properties (these are very small neighborhoods), then I've decided to go with some combination of advertising and direct mail.

Also there is generally some wording at the end that is something like "While we have made a best effort we cannot see behind walls/panels etc so get each system inspected individually".