Contract administrator/ purchasing/procurement.... etc all help w/ skill set useful to investing.

They would not act as the buyers real estate agent, they just want 6% as the procurement agent.

Being that it was a friend, I wanted to be sure any deals I made he got his cut whether or not he was the procurring cause.

If I didn't call and ask, I would have committed to a deed that's way less favorable.The contract does say that they are not responsible for hardly anything, and it also has conflicting information.Here's an example of double language pertaining to title (10 of my contract):Seller shall be under no obligation to (A) remove any title exception, (B) bring any action or proceeding or bear any expense in order to enable Seller to convey title to the Property in accordance with this Agreement or (C) otherwise make the title to the Property insurable by the Title Company.BUT, right after that it says:IF, FOR ANY REASON, SELLER (A) IS UNABLE TO MAKE THE TITLE INSURABLE OR CORRECT TITLE PROBLEMS OR (B) IS UNABLE TO ASSIST THE BUYER IN PROCURING FROM THE TITLE COMPANY, OR ANOTHER REPUTABLE TITLE INSURANCE COMPANY, AN OWNER’S POLICY AND LOAN POLICY, IF APPLICABLE, AT REGULAR RATES (C) DETERMINES IN ITS SOLE DISCRETION THAT IT IS UNABLE, OR IT IS ECONOMICALLY NOT FEASIBLE, TO CONVEY GOOD AND MARKETABLE TITLE TO THE PROPERTY INSURABLE BY THE TITLE COMPANY, OR ANOTHER REPUTABLE TITLE INSURANCE COMPANY, AT REGULAR RATES, AT THE CLOSING DATE, AND THE CLOSING DATE IS NOT EXTENDED OR OTHERWISE AMENDED AS SET FORTH ELSEWHERE IN THIS AGREEMENT (OR BY SELLER IN ITS SOLE AND ABSOLUTE DISCRETION), OR (D) DETERMINES, IN ITS SOLE DISCRETION TO TERMINATE THE AGREEMENT AND DEEM THE AGREEMENT NULL AND VOID, IF REQUIRED BY APPLICABLE LAW, AND/OR IF REQUIRED BY ANY EXISTING CONTRACT OR AGREEMENT BINDING UPON SELLER AND/OR THE PROPERTY, INCLUDING, WITHOUT LIMITATION, ANY AGREEMENTSWITH THE PRIOR OWNER OF THE PROPERTY, ANY MORTGAGE INSURER OR ANY MORTGAGE BROKER, THEN SELLER MAY TERMINATE THIS AGREEMENT BY WRITTEN NOTICE TO BUYER AND THE ESCROW/CLOSING AGENT.

If it's truly a deal, and this is the quickest, most efficient avenue to procure it, I say go for it. 

@Joanna Eldridge Buyer's broker agreements are common, though I don't always require one if my relationship with the buyer is solid - but it is considered a best practice.The reason they're used is that agents like me will invest anywhere from dozens to hundreds of hours working with a buyer, with zero compensation unless they buy a property.I have seen several cases where after investing that kind of time, the buyer suddenly "remembers" that Aunt Millie has a real estate license (or more likely is pressured by other family members), and the agent who did all the work is faced with a choice between walking away from the income he rightfully earned or going after Aunt Mille in a "procuring cause" dispute.The buyer's broker agreement at least gives the client an excuse to tell the other family members that they can't use Aunt Millie - and it protects the agent who has actually done all the work.

You could also reach out to mortgage brokers who specialize in procuring loans for Canadians.

You do not want to make the mistake some wholesalers do by getting the seller to sign an agreement giving you a commission for procuring a buyer.

Further, we opened a bank account in the LLC name (have to procure an EIN), made equal payments into the account and paid all rehab and carry costs through this account.  

You don't have to be member of Mensa to figure out that if you circumvent both, the listing agent and selling agent, you can procure a deal that is beneficial to both the parties.