Would it be in my best interest to come under contract with a realtor that I have a rapport with and gets paid by the buyer/me? 

If the lease states a deposit, then the buyer should get it.

Most nyc multi family purchasers are cash buyers, so i am losing the fight already but want to see if there is some light at the end of the tunnel with agents in nyc that could help me find me my next deal.

As to the buyers at your meet up stating this, they are rookie dreamers too.

@Alison Anderson You need to make sure it is set up with Mike as the seller to the end buyer.

I am working with a buyer who has found a business right over the border in Oregon where I am not licensed as a broker.  

Thank you @NaDean Bowles I've been doing a ton of research in this commercial space and new rules for establishing values (differing from residential)...I'm just finding it hard to believe that NOI going from 37k/yr to 63k/yr by doing some fix up,raising rents and passing off utilities to tenants on a 635k property 5.5cap will result in a 500k bump in value($1.1mil)..sounds good on paper, I guess i'm still yet to believe it will be validated by a bank or buyer...but according to what I'm reading and learning, it should be close to that.

Buyers loses their job, or the property doesn't appraise, the buyer wants too many repairs, the loan doesn't come through.

They also provide a list of cash buyers and other resources to make the quickest "flip" possible.

Unless it's going to totally kill your bottom line, I would do it if you're already having HVAC work done since it's likely going to be cheaper than deciding to add it on later down the line.It would definitely be a selling point for a prospective tenant or future buyer.