What the DOJ and consumer advocates are saying, is that buyers and buyer agents should be setting the buyer agent compensation amount, not the seller.

I know when I was an active Broker my SOP  was get listing open escrow with buyer to be determined and order the preliminary title report prior to spending money on marketing someones property..

I'm curious on peoples go to approach to secure financing for an investment property - use a broker? start w local bank or CU ? or even a local brick and mortar bank?

What you are describing is a "dual agent" role, where the agent represents both buyer and seller.

Whenever I have used seller financing as a buyer I always put in the note that the note holder must give me the first right of refusal to purchase my note at the same discount they are selling it at.

It will familiarize you with the basic terminology and benefits.

But there will be some markets or sectors that are buyers markets. 

But it is still just VERY basic. 

You are paying 1k to have him as a potential buyer.

You are basically asking how to wholesale, but that's too long of a question to answer.