The ship has sailed on the offer you countered.

As a new investor when you meet more experience investors and the only thing you can bring to the table is grit what else can you do to bring to the table to gain a future partnership or mentor ship?

Due to restrictive covenants placed by lenders on other parcels, he’s unable to pay interest in excess of 9.99%We purchased the said parcel (valued at $4.6million for $2.5million, with the seller having a 7 month option to repurchase the tract for $2.975 million.

I can’t spend hours of my time calling realtors letting them know about me instead I paid someone to design the flyer and another company to print and ship my cost might be a bit higher then if I were to call everyone but at the moment the time it would cost to do it would be more then the flyers.

Or does one cross-collateralize as a sort of covenant in case the value of the subject property falls?

Recapping the equity without telling them is likely a violation of the loan covenants.

If there's resistance after my real world talk, they usually filter themselves out when they realize we run a pretty tight ship and stick to our rules. 

My gut tells me when you say something like "ok, well for me to be exclusive I'll need a large capital commitment and a fee to tie my valuable time up" he'll drop the whole exclusivity covenant.

In most areas, you also have restrictive covenants (HOA) so any time you want to paint a property different color, you have to submit that paint color for architecture review.

Once you start doing that make sure your ship is tight in all areas.