Just like anything building up a quality network of buyers takes years and years and people are not going to share those lists as they are worth a lot of money to transacting deals and guarded relationships.   

I have a VERY similar thing happening right now....My problem is, having never been down this path before, where does one procure forms for such a transaction? 

I already have a business which I love and is transacting commercial real estate deals for clients and my own investments.I want to just do investments and stay mainly passive managing the commercial managers on properties.

This helps provide significant incentive for the buyers agent to consider the transaction.

Can you recognize when you're getting a pitch where the hook is set later on to set up some transaction?

Does someone know how this transaction usually works?

Does anyone have any experience in dealing with this type of transaction?

Your employees and agents can be the person leasing the houses as long as you are the broker on the deal and you are liable for all the transactions. 

The law says that no unlicensed entity can receive 'any' considerations due to the purchase/sale of real estate.That means gift cards, credit points, discounts, cash, etc at closing.Like @Dev Horn says if you pay a flat fee for each lead then that isn't a consideration for closing any transactions and it would be strictly lead generation.If somebody brought me a deal and I closed on it before paying them If I was fearful of paying them for it bc they were unlicensed then I think I would simply give them the option to have money out into a marketing campaign for them to manage.Like buying 1000 direct mail letters with their information on it bc that would be you putting money into marketing vs giving a consideration.

You lose all power and control.A larger issue, though, even if you have a contract, is what value are you really bringing to the transaction to warrant a wholesale fee if you are just finding MLS deals?