If the buyer is responsible for the commission - you are now procuring a new cost that you didn't before - so no financial benefit on that end.But it doesn't mean that there is no benefit whatsoever. 

Then I gave them Google Maps routes from their office, to Home Depot, to my property, and back to their office...with an hour to procure the few things they would need at home depot...all at their (absurd) hourly rate.

Most property managers will procure a tenant for you for a fee and you do not have to sign up for them to manage the property.

Thanks, JohnWell, congratulations on procuring this lead, but…..perhaps you should have obtained a little more knowledge before sending out the postcards?  

Your question touches on who is the “procuring cause” broker.

However, we are being told that is “procuring a buyer for a 3rd party without a Realtor License” and that it’s “illegal.”

I am also curious where you procured the line of credit from? 

But they might ask you to write an LOX explaining that you are unable to procure a letter from a CPA - and then offer up something else that checks the box.Hope it helps!

For example, idea would be to automatically send aggressive offers and or emails/texts so these deals can be procured, is there a way to streamline/automate this type of system ?

You are creating procuring cause for the listing agent and now the listing agent does not have to split their commission with an agent representing you.