The set up cost for you to go with a broker would be no extra cost to you- the investor that borrows the money would pay the set up fee.

They offer high returns (12.5-24%)  for a fixed period of time (usually about 18 months).

There are usually higher points upfront or on the back. 

As a land broker, usually when someone says they want to "build a tiny home on some land one day", it's a pipe dream, and since we are commission-only people, it's scary to spend a lot of time with people who can just change their mind at any time, after we've put in a lot of time holding their hand. 

The credit committee is usually made up of local people who are familiar with the market they are in.

The reason being that they're a lot cheaper than PPC, they usually get better traction, they require less set-up time, and we can get results in a week or two, where sometimes, based on the competition in the city, Google ads can take much longer.

That is not my area of expertise but typically a commercial lender would need to know a lot more about the building and usually capped at 75% LTV. 

Depending how fancy you want to get, it usually costs between $300-$500/sq ft in that area.

Usually the are a little higher cost.  

I have seen many rent a broker.. you can do that to get started while your working on your own brokers license. this is usually someone retired or semi retired that wants some extra income.