As of now I am thinking that I need to read books about procuring capital to begin investing. 

I will get my license, start working on listings and procuring properties for others.  

@Jacoby Atako If I submit something to you that you haven’t seen I feel confident that a good investor will 1) give me feedback on their thoughts 2) respect me as the procuring cause, if they have not seen it 3) this is not necessary, but the real pros write their own LOIs and submit them to me in an email I can fwd to a listing agent or owner.If there’s interest, I will hop on the phone and give you my impression of why I thought this was a good opportunity (there’s always a story) and the back of the napkin numbers that anchor my thinking: market lease rates, lease up time, scope of work of improvements and the value of the property once stabilized based on a conservative cap rate and NOI estimate based on my assumptions.

To Mike H from Manteno:I have done many wholesale flips for $5K, but none of them involved anything more than me finding the property, based on the more common, investor purchase metrics, putting the property under contract, then flipping the contract to one of my investors.The problem with your assumption is that $5K may not even represent the amount of a broker commission in return for all the risks you wish them to take.Why anyone would spend their time, use their money to purchase, close, fund and manage the rehab, procure a tenant and, if needed, a management company, then sell to anyone for $5,000?

Procure a buy and hold here in Lexington and flip a house (or more) in WV if you're in both states anyways?

Hi @Richard Antcliff,I second @Dominic Pizzi's take here: rates are only one piece of the puzzle, and there are definitely workarounds you can consider.To parrot @John Morgan, one way to compensate for high interest rates is by buying in markets that spot low rent-to-price ratios.More generally, there are deals to be found regardless of prevailing interest rates—you just have to know where to look.

Id love to hear from you...what is the most common/ best way to structure agent commission for procuring a tenant in an industrial facility?

@Michael W. most likely not as you are the "procuring cause".

Sad to say, but Sales Agents are driven by commissions, big commissions, while Agents that primarily are focused entirely on PM are generally salaried, perhaps with a small commission when they procure a new client or rent a unit.

In Tennessee, if someone procures or induces a party to break a contract, that person can be sued for triple damages.