My actual cashflow is barely $100 and it would be negative if I were to factor in all additional costs(i.e.

ARV - $660,000Rehab - $135,000 (He really spent $175,000 but that's because it sat longer than expected plus a few hiccups)Purchase - $365,000Based on what I've learned from REIA meet ups and about wholesalers, typically you determine purchase price and wholesale fee using the following formula:(ARV*70%) - Repairs - wholesale fee = Purchase price($660,000*0.7) - $135,000 = $327,000.

You will save on the HOA fees.

Company charge $30,000 on assignment fees, take another $80,000 in hard money interest and make the listback mandatory with $30,000 in listing commissions.

Finding properties that will cash flow is much easier with multi family buildings but the location is a big factor as well.

I would suggest doing it as a flat fee listing and not offering the selling agent anything, just use it as another place online for tenant/buyers to find you.

Maybe you find a property and cant get financing on it, then you can co-wholesale or refer a deal and make a small fee off of it.Just get your momentum started, I think that is the biggest thing. 

At inception there is usually an option fee paid buy the buyer, which is not refundable.  

Another factor in this market is the competition for this size deal.

You don't need to put in the lease that he parks in the yellow lines or he pays his HOA fee or you won't sell.