There are many ways to skin a cat.

You won't find many pure commercial agents in that price points. its very very small so you may want to find a mentor or another investor who can guide those goals.I'm glad you like finding investor professionals, I'm an investor in DFW and agree that my law clients like that I have my own skin in the game when I give advice!

I just charge  a large enough sum that the tenant has some  skin in the game. 

As a seller I would not agree to ANY with language as it is unlimiting in nature.LOI is typically non-binding so until you get to signed PSA and put up earnest money (skin in the game) then a seller will usually not give you an exclusive.In LOI we try to give a reasonable time frame where we have an exclusive like 10 days.

And once that person sees you have some skin in the game and success, would potentially become a partner and help a person to invest in larger  properties.

You will want to ask a part of the fee to be paid with a nonrefundable check at signing to make sure they have some skin in the game.

Not always make it happen but sometimes it's just by the skin of my teeth.

That stuff is no skin off of my nose, so however it got fixed was fine.We ran into the problems when we were on the exterior, and she dropped her head at one point and said that she had forgotten to check if the gutters were being maintained.  

Always make sure they also have skin in the game.Other option would be to invest in yield based syndications, which are similar to private lending as you get interest only payments back monthly, do not have to worry about finding the deal, and the returns are very similar or better if the sponsor structured the offering in ways that could provide tax preferential treatment (dividend vs. ordinary income). 

The benefit of having a local property manager / partner is to have someone local with skin in the game, not just looking for a one-shot commission.