Been to a couple of group meetings and feel like I should have some cards.

If you're considering a mentor I would try to not think about how much money they charge, do pros and cons of a few that you like (excluding $ amount), pick your favorite based on the value they bring, then factor in the money.

FYI  roof.io charges $2/tenant  (www dot roof. dot io/pricing/)

The owner would literally charge me a super low interest rate and hold the note probably no longer than a year.

What I’m looking for is an example of an “Exclusive Right to Lease” agreement for a commercial building and some guidance on how to charge (not fee specific) and maybe some tips on marketing such an animal.

Let's say a seller signs a listing contract with a traditional agent and that agent charges a 6% commission.

In exchange they will charge you a higher interest rate.Hopefully one of those 3 can work for you. 

The commission you charge yourself is one of your costs as selling as a consumer.

They do mandatory yearly inspections of all rentals, and charge yearly fees for each unit.

With that said, yes, they're taking advantage of you and you need to take charge.