Moein, I think the Sedona market maybe seeing a bit of saturation this year (I am not an expert but only an investor) and that may account for your estimates. 

I got called by a guy today who has a gmail account and said he's a lender. 

A quick online search and you will find them.

Every commission earned goes into an account for real estate investing.

When conducting an analysis of the numbers and layout of a commercial real estate property, would it be advisable to engage the leasing broker representing the property, or should I seek to gather comparable data and financial information online independently?

The one I went to was online called TGIF hosted by Brian Briscoe (he still hosts it and there are a good amount of veterans & active duty investors there).

Fannie and Freddie are playing with accepting automated valuations to save consumers costs but a computer generated appraisal might be much lower than you want as it won't account for view, upgrades, and improvements. 

Most areas its the big boys that buy them, especially online sales and I could not find a competitive advantage for myself

Because cap rates do not take into account capital expenditures and property condition.

I just pay way too much in insurance and if I could put that money into an account instead I would have a lot more than I need in the event of a claim.