I am a mortgage broker in PA.

This would definitely require some negotiation with the lenders involved, so working with an experienced mortgage broker might help here.

1) LTV - seller doesn't want to you claim at last minute that you didn't get approved for a 10% NOO loan, so can't close and you want your EMD refunded.2) PMC Holds EMD - PMC needs to be a licensed RE broker to do this.

While I have a Broker license, I've don't do any buy/sell transactions.

Additionally, if we open a LLC to manage our own properties, do I need to hold a broker's license in KY to do this legally? 

@Jose QuinonesIf it was me, and I never wrote a commercial lease, I would engage a commercial broker and let them write up a lease for the unit.

I'll be looking for:tax returnsbank statementsany invoicesutilitiesWhat should broker provide?

For properties valued between $30M and $40M, the commission rate tends to be on the lower end of this range, often around 1% to 2%.Some brokers may also opt for a flat fee structure, which can be advantageous for high-value transactions.Comparison with Provided Rates:For a property under $34M, the commission is 1%, which aligns with the lower end of typical commercial real estate commissions for high-value properties.For properties between $34M and $35M, the commission is a flat $400,000.

Broker and Property Manager here in Clarksville, TN. 

I would maybe try and broker in your area.