so i was told a finder fee of 1% of the purchase price is reasonable. what contract would i use to secure this ?

I totally Agree with you sentiment on the big banks.. non personal  out to fee you to death etc.I pay zero fees on anything I do save wires..

Once you have a clear estimation of expenses associated with losing the current tenant, repairing/improving for a new tenant, leasing fee, vacancy/loss of rent, decide if you’re financially ready to initiate the action which will cause your current paying tenant to move?

My thoughts are if they sell with a realtor they walk away with about $950K after 5% commission fee. 

Follow up: So I paid the $700 appraisal fee, and it took about an additional month overall, but the actual appraisal came it at $370k.

My question is in Pa you need an attorney to close deals (unless I'm wrong and you can use a title company) but if I'm assigning my contract (lease option or wholesale) to a cash buyer what's the process of closing so that I get my fee?

@Csilla Veress A couple of books that may help with understanding PV (present value) calculations, as well as note investing in general, are:Invest in Debt by Jimmy NapierPaper Profits by @Joshua Andrews  (my personal favorite)This blog post by @Mike Hartzog may also be helpful:https://www.biggerpockets.com/blogs/5359/41924-doi...PV is the way most note investors do pricing for performing notes, but for non-performing, you'll want to build an ROI calculator as  @Chris Seveney suggested so you can look at various exit scenarios and take into account costs like servicing, legal fees, insurance, etc. 

boy the only ones I know doing this anymore are apartment builders dirt is too expensive. even a small lets say 1200 sq ft single level 3 and 2 which I would assume that would be minimum size with the price of dirt and utl hook up fees etc.. is going to run you in the high 200s just to build at cost.. at least in markets were rents will be over 1500 dollars. 

Sellers pay for realtors fees, not buyers. 

Or, at minimum, bring someone a deal and build in a nice wholesale fee for yourself.