Get your foot in the door by offering a commission above market, like 4% of the first year's rent.3.

The biggest downside to me of retail or industrial is that any vacancy is likely going to sit a long time, and cost a lot of money to fill (6% commissions to leasing agents on the full gross rent over the entire term and TI buildouts/allowance that can run into the tens of thousands and up).  

Here's the meat:Sellers and buyers are encouraged to openly discuss and negotiate commission.

Now the buyer is being held liable for damages and commissions.

My son was not represented by a buyer's agent when he offered to buy a house, The listing agent told him to hire her, the listing agent, as his (buyer's) agent and agree to a 2.5% commission, so that the listing agent could then keep "both" commissions, just as she would have in the past before the new NAR rules.

Focus on your reputation, not the commission. 

Hi, I am self employed, I buy used vehicles at dealer auctions and leave them at a local used car dealer lot on consignment, when it sells after commission and some fees i receive my check.

The deals are messy, agents need a lot more knowledge (like construction cost) - but the commissions are small.

We have Investor Friendly Realtors in that area that will get commission when we buy the property and again when we sell it after the rehab if done.

Commissions for the agents: [I verified this as correct]K.