I pitch that this is what Hard Money lenders charge, but I’d rather pay them.

Since 35 years have gone by, one side of the land has a huge RV park with a rent charged from $800 to $1100 per month with a 2 year waitlist. 

Or do I need to find a title company that will hold my earnest money in escrow/makes sure my sales agreement is legitimate until I find a buyer to sign the contract to?

Thanks for your reply Ronald,I have experience and systems suitable for finding off market(and on the market) commercial properties (database querying, AI, and automated multichannel outreach systems plus setting up integrations with existing property databases).I do not have commercial property experience, so will focus on finding properties and leaving it to an investor to negotiate and close.I was thinking of charging a commission of .75% of the final purchase price IF the sale completes.Do you think investors would consider that reasonable as a finders fee?

Big thing out here is area know what your buying and average rents because you can buy in one AREA of say NE and the highest rent you can obtain is $1500 but 6 blocks away in NE you can charge $500-$600 more - so location is key.

I charge a little extra to the rent when they sign their lease.

@Jaron Walling what makes this concept unique is we are able to charge by the bed vs. by the room :)

When comparing apples to apples across the board with different lenders you will need to know what the interest rates are, what % down you will be using, what the total lender fees are, any points being charged & what loan product specifically you are looking at. 

I manage about 400 rentals and don't have the time to constantly crunch numbers, but we usually see about 95% pay on time. 5% are charged a late fee.

From what I can see on google maps, the street itself actually doesn’t look too terrible and the city has been cutting the grass at the property (which they have been charging for).