Can't say for sure about Texas, but in California what you are proposing would amount to "practicing real estate sales without a license" which is not allowed, and paying a finders fee or kickback to a non-licensee is also not allowed.

To make matters worse, they are licensees and can receive further sanctions and/or be fined.

I don't represent clients and haven't in many years but there is no legal issue with assigning a contract as a licensee as long as your broker allows it and you fully disclose your intent and your licensee status to the seller. 

You didn't say what state you are in but here is the law in Ohio.G) A licensee shall not advertise or alter any informational part of a listing of any property, that is not listed for sale, lease, or exchange with the licensee's broker or brokerage, unless:(1) The licensee has first secured written permission of the owner or the owner's authorized agent and fully discloses in the advertisement the name of the listing broker or brokerage as provided in paragraph (G)(2) of this rule.(2) Where such permission is granted, a licensee advertising property, that is not listed with the licensee's broker or brokerage, shall disclose that fact, in the same or larger size type as the type used to describe the property, and the name of the listing broker or brokerage.(3) For purposes of this division, the term alter shall not include limiting informational parts of a listing, provided that by such limitation, the information is not inaccurate or misleading.So my understanding is that you can advertise it as long as you have written permission from the other agent and you advertise that it is listed by them and their brokerage.

All real estate sales licensees must work through a licensed Ohio broker who has registered a legal real estate brokerage through the Ohio Division of Real Estate.  

My old property finder has resorted to getting his license and becoming a realtor for a property finding "licensee".

You need to make friends with a licensee, preferably one that deals primarily with investors.

Making a listing contract or lease which provides for a "net" return to the seller/lessor, leaving the licensee free to sell or lease the property at any price he can obtain in excess of the "net" price named by the seller/lessor.Then again, to all these guys that say sure, I'd take your deal and call up the VA REA and ask them.

Seller or buyer ( principal ) contracts with broker ( agent ) usually via broker's sub agent ( sales person ).A salesperson licensee needs to remember, they are general agents of their broker and their broker is assuming all liability for their actions.

I'm a Real Estate Licensee who works in a very remote, fly-in access-only community.