Furthermore, on the property management side I️t is a great way to get tenants into my units without having to pay realtor commissions

I plan to use real estate commissions as well as growing equity in my primary residence to jump into Buy and Hold (Specifically BRRRR) at a later date and work towards building cash flow from rentals. 

I am a newly commissioned 2d Lt and my goal is to grow enough financial freedom, for myself and my partner, after my military career, or as a financial backup for my family in the case something were to happen while serving.

Does the agent want you to pay the commission? 

I could potentially also contribute the commissions on buying the land and selling the houses. 

They might try "extra hard" to make the transaction work, especially when there is twice the amount of commission on the line.

I have been told it is considered so bad, return of commission is on the table.

You will need an active real estate license if you'd like to earn yourself a commission on the purchase of your properties, that is if a commission is offered. 

I was thinking of finding a fixer first and offering it to investors via direct mail (pitch is: investors buy off-MLS, the sellers pay me a minimal commission - so they net more, but I get the subsequent remodel listing from the investor. ) But, it would mean I have to lie to the seller, claiming I have an investor, when I don't. 

Commission on the sale from seller is 2% of purchase price.