I got into the oil & gas industry as a technical writer, and did that full-time until the market crashed in early 2015.

The small business start-up statistics as well as the large corporate headquarters; medical and IT industries to name two!  

I don't see how a buyer would want to pay more than list to cover your fee... i agree the agent would have to cut her fee in hopes of getting the future sell side.. i would do that with a written exclusive. 

This is what I am encountering, in the current Mortgage Industry.

Looking to really learn this industry I am open to any advice I can get. 

Unlike the bubble that burst in 2007/2008 today's prices are substantiated by higher pay in the tech industry.  

I would then seek out someone in the industry and take him/her to lunch.

I might still exceed the exclusion however so I might be better off adding up that giant stack of receipts?

I'd love to start slow and learn more about the dynamics of the industry.

Look for someone professional, who has a pulse on the local market, has a good reputation, understands the local market and industry, and is well networked.