As a new investor I understand the need to get homes under contract, but is it better to refer apartment complexes as a bird dog and get a fee or to try and get under contract? How difficult is it to get commercial under contract? Earnest money? etc.

At this time, I'm in the process of raising money but also doing some bird dogging (probably not a word) for a fee upon accepted contract. Along with that, I'm able to look over their shoulder to learn the process hands-on in a way.

@Robin Allen , what size of complexes are you considering?  Earnest money for commercial multifamily is typically in the 1% range. 

Because this is sunny CA the complexes are extremely expensive and even 1% is a lot of cash. I am doing the bird-dogging to earn $ to move forward. Regardless of what is said this is a rich person's game. If you do the bird-dogging (referral of properties) is an agreement standard between parties or is it a "hand-shake" relationship?

@Robin Allen if you have a very profitable contract I am sure you will find the buyer. You can even find a partner who could cover downpayment and you would get % of the deal. But you need to make sure the deal is good, as Multifamily properties have a lot of details that needs to be covered.