Even a low-cost broker costs something.

While living in high cost cities has its own advantages, one of the disadvantages is the high investment cost it takes to enter into real estate investing.

That's like asking how much a car costs.

And you have to expect holding costs.

As others have mentioned you can do a cost segregation on whatever you'd like. 

After pointing this out, I would have expected the cost to be eaten by them.

Do you offer the service of doing a cost segregation study?

Dollar Stores often instead of renewing the lease get sucked away to developers promising to build them Dollar Plus stores with upgraded construction for slight rental increases.Especially is absolute NNN lease the DG could jump ship to a brand new building and avoid tons of TI costs they are on the hook for with older building ( parking lot, roof, A/C, etc.)Professional tenants with thousands of locations tend not to be dummies.

Rental increases are flat during the primary term of the lease. 6.3 cap with 10 years left is inflated.

It's two seperate transactions for tax purposes,  neither one changing the outcome of the other just because they occured at the same time... in theory it would probably be better to simply have the amount of the commission deducted from closing costs if at all possible, but if compensation was already being offered througu listing broker, it is what it is.