@Jordab Ohana if you are trying to break into the commercial broker space and are interested in industrial I'd suggest starting to show up to the cre meetups in your area. 

Thanks for suggestion. 

I am going to try some of the suggestions made in MTR and stick it out.

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

If you can qualify for a Full Doc income loan and do not need DSCR I would suggest trying to get a traditonal approval to avoid the higher rates. 

Any other suggestions for what works well are most welcome!

Additionally, I verified that the parcels are buildable and analyzed competitive market prices, which suggest high profit margins.

Thank you for your wonderful suggestions.

What do you suggest?

If anyone has any advice or recommendations on how you would get started in real estate if you were in my shoes please let me know any and all suggestions would be greatly appreciated!