a "finder's fee" for referring clients, or providing 'leads' or 'lists' compiled from the MLS.

Your mom should join BP as well... great place for her to meet potential clients and establish herself on here as the go-to realtor in the area.I'd also set up keyword alerts so that you can receive a notification EVERY TIME someone mentions a topic of interest.

My only issue is, I don’t know how to find clients that are interested in investment properties.

If you know you want to do real estate you might be better served with a business degree of some sort (finance) as you're going to get into lots of financial analysis to determine good deals vs. bad and more. 

Let us know how i goes and this will serve as a bump for you question.

I've helped a lot of investors get into duplexes around DFW but the most I've had a client spend is around 450k - obviously it all depends on the rent but given the sales price and the rent - it's a big no for me, but again, that's just me... but I'm sure others will chime in and say the same thing.

I'd buy their home and turn around and sell it to my clients.

@Rich Thomas I am not an attorney, but the advice I have heard attorneys give my clients is to form the LLC in the state where they are investing.

I proceeded to hire a contractor, recommended by my banker who was also a client of the contractor, and work began.  

Technically, you are not actively working with clients, but you can refer people who are looking to buy or sell to an active agent and get a 25%-30% referral fee on any commissions generated.