However, there is a base salary involved so I will be their employee; this demonstrates that although they are somewhat "hands off" it is in their best interest as well as mine to ensure that I am doing my job well (and gives me a little cushion while I am catching up to speed and building contacts/strategies).I asked them what has worked and mainly they have leveraged relationships with local agents for listings prior to MRIS, used their wholesale contacts, and have taken part in a few auctions.

Did you call the major local brokerages and ask for their best folks while demonstrating you're capable of buying in large quantities?

I do not charge anything upfront but then again I only work with clients that demonstrate they are serious and can perform.

I'm open to suggestions from you and any others about increasing engagement, but to those people reading -- just know that the more visible you are and the more you demonstrate your expertise, the greater the opportunities that will come your way.

(That is, the "real" interest rate does not change much and it is the nominal rate that changes.)Here is a set of hypothetical numbers to demonstrate my point.Let's say the NOI is $100K today and the interest rate (cost of capital) is 10%.

I've seen buildings with a demonstrable <2% vacancy over five years.

The lender will be interested in your experience managing properties - or that of your hired management - and will examine your own financial strength to demonstrate you have some acumen and are not a fiscal basket case.  

On some refis I have had to demonstrate where the funds came from that I used to close on the purchased property - they wanted to see that it was my money. 

This demonstrates market knowledge.

Has this commercial agent demonstrated a track record and experience with the asset type you want to go after??