If you're not striving for Win-Win in EVERY transaction, you're doing it wrong, IMO.David J Dachtera"Success is not a destination.

Commercial is highly specialized.I stay in retail and large multifamily spaces.Sounds like you need to hand this off for a referral fee or this client is just trying to use you on their dime to get Costar access.Doesn't sound like a win either way.

@Chase Keller One thing i've heard is a good way to get realtors on your team is to create a list of Apartments that meet your criteria, the owners address and phone number meet up with the realtor let them know you already have a pre vetted list of leads submit those to the agent then once they get a deal you accept, pay there commission plus some so it becomes a win win..

If the bank ends up with their bid WINNING, it means no one else was willing to pay more.

See what their cash price is and if you can get it to them for 50% of that you can keep anything else and everyone wins.  

If that hits the right seller, you can win.

From the 6 different lawyers I have spoken to, it seems he may win and I don’t know what I will do.

If he has seller financing, why give that up, just assume the note and you both win. 

Can anyone provide me with a winning deal template for presenting deals to hard money & private lenders?

NO, it's a buyers agent doing the very job there hired to do, tell there buyers what it will take to WIN that property.