Commercial representation agreements usually include a clause that states brokers will first look to landlord/seller for a fee but it may be the clients responsibility of none is available, this clause is usually accompanied by "fee not to exceed 3% of total purchase price" in some form or another .

Currently bird-dogging 5 units + rental units to my big network of investors. 

Snow birds only?

We have all heard the saying, "A bird in the hand is worth two in the bush."