An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.

On a 320k property Ill be paying 9k annually. 

Or they have it figured out and are going to cure via paying or modification etc etc. 

If you want the "best" rate, be prepared to pay for it.

You will pay for the higher risk with higher rates and origination fees but if the deal makes sense then congrats.

I will have to have money lined up somehow to pay him.

The goal is to ensure that the property remains viable even if circumstances change, like dealing with a non-paying tenant or a market downturn.

I like the idea of getting a great deal, so should I take a pay cut, invest in getting my real estate's license, go the CCIM route, and find a broker to sponsor me until I'm a CRE broker and earn of the commission and get into bigger deals as a GP?

Do I have to pay for assigning a contract?

You'll want to get a tax estimate if you sold in 2024 so you can pay in the appropriate amount of tax (Assuming you didn't do a 1031 exchange).