By "better", I mean in terms of (1) return (2) licensing restrictions, and (3) state law. 

The 3 states I work primarily in already require buyer agency agreements by state law. 50% of our deals are off market, so our commissions already got written into our offers as a standard operating procedure.So virtually no changes for me. 

The best way to find these off-market deals is by connecting with agents and wholesalers who find these deals.. or to start marketing yourself if you have the time and recourses to do so. 

The other utilities can be paid by the tenant.

Ive been in many residential transactions where there is 1 party being represented by an agent, and 1 unrepresented.

This includes 436 residential units (recently reduced from original plans of 460), a 5-story hotel, and 2 million square feet of commercial space, which has already been approved by the county.

You still will hit couples as they won't be intimidated by bigger places.

Chase used to have good card offers for this. 

The current owners do not have a mortgage, and would sell it to me direct.Since the don't need the cash, I'm going to offer $50k down at a 3% interest at a 30yr rate, but buy them out and remortgage it with the bank at year 5.No money needs to go into it, i have a $100/mon HOA, ~$800/mon escrow.

TIA Hey Sam, Those offers/rates are terrible.