@Robert Brown I also take the slow and steady save and pay approach with conventional bank lending and what helped me was refinancing into the name of the business so I was able to remove the debt on my personal credit report which made me more lendable. 

All of which have different approaches and cost ramifications.Many investors compound their losses by hiring any contractor interested in their job because they don’t understand or have the skillset to cultivate, communicate, evaluate, or manage contractors effectively.

We purchased it at $2,000,000 and it is now approaching $5,000,000 valuation now.  

Or does anyone have other thoughts on creative options for a cost effective approach?

Don't assume that you've got their business permanently, or that they don't know other agents, haven't been approached by other agents, or that they wouldn't consider hiring another agent. 

If this appeals to you and you do have some successful teams in your area, approach them from the standpoint of the benefit you can bring to their team, such as increasing their annual sales production through your direct connection to military families and veterans as homebuyers, military relocations, etc.

I checked with the city and they don't see any problems with that approach (as long the lot is left neat (no debris, trash, etc.)). 

In my experience going with this pointed approach means you have a broker on your team with intimate knowledge of that asset class & a deep network to boot.

Also, for stuff on the MLS, should I just approach the listing agent and ask them to represent me as well for a discount?  

I'm Pablo Sanchez, CEO of property Bookers an outsourcing Real Estate service provider and I would like to share our experience dealing with COVID 19 and how we've had approached it.We've seen a lot of changes on the market during the transition and the different stages of the pandemic, and how it has affected a whole industry, especially the way how we do business in Real Estate.