No transaction costs. 

All that said, I'd like to find out what other risks there would be in a transaction like this, and if there might be other ways to structure it.  

Part time agents can be dangerous in real estate transactions from what I've seen.

I wish you the best of luck and hope our paths cross.

sel...If you want to avoid Dodd Frank and the CFPB, use a lease and a ROFR`````````````````````````````````````Real estate transactions in California sometimes have

if it's occupied but junky, i'm knocking and introducing myself. i like crossing houses off my list. 

If you can't afford to lose in any business transaction, it might be best you not get into that transaction.

A natural person, a corporation through its officers, a partnership through its partners or a limited liability company through its members or managers that deals in selling, exchanging, purchasing, renting, leasing, managing or pledging the person's or entity's own property, including cemetery property and membership camping contracts, and that does not receive special compensation for a sales transaction or does not receive special compensation or other consideration including property management fees or consulting fees for any property management services performed, if the majority of an officer's, partner's, member's or manager's activities do not involve the acts of a real estate broker, cemetery broker or membership camping broker as defined in section 32-2101.Turns out my colleague got bad information from a local lawyer.

Any advice on how I should go about starting these transactions and how to finance etc?

I would contact a settlement company to handle the transaction.