If I reach out to a realtor, will they expect me to pay them to collect comps for me? 

What a willing buyer can afford to pay to a willing seller. 

For all of this, you do pay for all services (no free consults) but I stand by him and will tell you that you will pay less with him and get great service.

"pay me double of my expected assignment fee upfront., or in escrow and I will terminate it.

The issue I have seen with these types of properties is they could have two valuations - the value of the real estate which the structures will have little value and you have the land the other is as an operating business just like a bed and breakfast would have - real estate has value but it operates a business now you mention 12k / month but if someone also has to manage the property what is that worth and what would someone pay to manage a property like this?

And keep in mind that the rate on the 2nd lien will likely be 10-12% so depending on the cash flow it might not actually yield that much cash to you at closingMore importantly, it's just more debt so ultimately it sounds like you need an income-producing event to actually improve your situation and avoid some of the consequences that you mentioned

As an investor buying rental properties, the buyer should never have to pay a fee to purchase something. 

Quote from @Chris Seveney: Quote from @Jay Hinrichs: few things if these are sold to homeowners were the dodd frank rules rigidly followed when you did these.if they are sold to investors then DF doe not come into play.while credit and such matters keep in mind note buyers will want a 12 to 20% or more annual return..

HELLO ALL, I am looking for an investor , my business name is Solace Minds llc .I am looking for an investor , someone that is interested in new businesses , I am looking for someone that is seasoned investor that not only can help me with cash , I would like guidance .Someone that doesn't have time to look for properties but understands the future of a creative finance investor .Please reach out me .

The math says to perform $500 sewer clearing each year instead of $5000 excavation, but the $5k bought peace of mind.