Most have a tenant rep broker they use and connect you up with them.Cap rate is usually tied to location ( urban,suburban,rural), location and quality of the tenants ( national, regional, mom and pop), and terms of the lease ( primary lease term in years, level of lease guarantee, rental increases, any termination rights, disclosure of sales, restrictive use rights, co-tenant anchor clauses,etc.).You need a void analysis from a landlord rep leasing broker.

I pay multiple phone reps an hourly wage and then a bonus for any appointment they set that we close on. 

My advice- open a PM LLC for yourself and represent yourself to your tenants as the on-site rep for that PM company.

ICSC: Join the ICSC, attend the ICSC trade shows and deal making events, make marketing materials geared towards retailers and retail tenant rep brokers.

If it is a regional to national tenant odds are high even if you call directly that they will forward your site to their tenant rep broker for consideration and follow up.For retail properties I have not seen tenant rep fees of 7% that sounds high.

I’ve been “working” driving Lyft and shopping with Shipt and being a field rep for RP Field.

Also, they don't get as excited about REI loans, as they are more typically looking to help the Small Business Owner get off the ground (e.g. a Donut Shop, or Lavette's Account,...) at least that's what their rep told me.As for that as for that being a REI strategy, it's viable as long as your numbers are solid and you can profitably repay the loans. 

The business has changed since I was a fastener rep in Texas but I know there are many fastener distributors in the Metroplex that will carry the tools for these.Even Fastenal, the big chain might be able to help you out.

Be careful out there investors, get a realtor to rep you. 

I believe speaking to a knowledgeable title rep on this and a real estate attorney is your best answer.