In our observations it's because most tenants live in the moment and do NOT prepare for the future.

Have you been in these neighborhoods during the morning, afternoon and evening to observe the residents tendencies?

This is an astute observation that distinguishes between "mom and pop" landlords and large operations I can see how economies of scale can help, for example if you have 100 units and two have economic vacancy, it's not the catastrophe of owning a 2 unit and one half goes economically vacant.Nonetheless, is there a reason that small scale operations can't buy at a deep discount while large operations can?

I didn’t mention a number until the agent asked for it.I see where you’re coming from about giving it time to sink in and observing what’s happening in the market for them.

Pithy [ pith-ee ] SEE MORE SYNONYMS FOR pithy ON THESAURUS.COM adjective: brief, forceful, and meaningful in expression; full of vigor, substance, or meaning; terse; forcible: a pithy observation."

So I just observed a municipal tax auction.  

over the period of time , we have observed that Individuals or entity get paid finders fee / consulting fee specially on commercial transactions .I would like some feedback.

I'm new to the real estate profession and looking to observe, learn, and get to work.

I am not here to recommend any attorney or say you must use an attorney because they will provide  better services than legal zoom but after years of observations I question if this should be your priority at this time.

I could be wrong, but that is my observation.