I am also very interested in interning in this niche.

I agree and I am at the beginning of the Journey and want to find way to have solid fundamental to reduce the number of mistakes and increase progressive success.Would you suggest being an intern for a CCIM or other real estate professional to gain experience and knowledge for commercial?  

So you have to just worry about the internal.

Now, if the GC can show that those fees were for running the internal house besides the pure labor of those performing the work or materials, then I can see how that can start to make sense.

I was thinking finding local investor/PM firm that I could intern/work with, what would be a good way to find good people to work with?

There really isn't any external limit or law for the number of properties that banks can lend on for an individual but regulators keep pressure on them to minimize their risks so the banks end up setting internal limits.  

Tulip bulbs (international trade!)

To speed things up you might want to consider outsourcing some of the tasks that can be delegated to others while you focus on what you're good at/where you're needed.I'm sure you've heard of the pareto rule: 80% of your success came from 20% of your actions - identify those actions, do more of them, and outsource the rest.Things like prepping paperwork, sending out mailers, setting up home inspections...etc can be outsourced to a virtual assistant, an intern or someone you mentor - you can focus on lining up financing, talking to sellers...etcThe 4 hour work week by Tim Ferriss is a great read on this topic.

If an offer comes in at a certain percentage below their asking price, they are not allowed to accept it.I can't tell you how many times I've watched a bank-owned property linger on the MLS, twisting in the wind at a completely unrealistic price, while the bank rejects lower offers--only to have the property eventually sell at that lower price point several months later, when the bank has fulfilled its internal obligations to seek the highest price. 

@Ahmed Hamed, we manage several portfolio's for international investors.