It isn't tied to the property at all and should be terminated at close if you do not choose to use them.

The better reputation the have the better off you will be.  

I plan to buy, 51% own, remodel, rent homes and offer a minority ___% interest to hard money lenders secured by the following: 1) their holding a first mortgage and 2) quarterly loan  ___% interest payments and 3)  __...

The owner told me to choose between investing, or being one of their agents.

First of all commissions are negotiable.Second a majority of commercial brokerages offer a co-op because it is just GOOD BUSINESS and in the best interests of a seller to do so.Some brokerages and there are a few on the commercial side have a very bad reputation for dirty dealings with other brokers.

In house hack situation you likely want to choose what works best for you because of your proximity.

I do have a clause stating that I can back out of the deal if I'm not able to assign the contract, but I kinda think that ruins your reputation and I really just want to exhaust all my resources and get the deal done.

And they are a reputable company.My purpose in this post is simply to be aware of other commercial lenders in the market. 

Then I tell them not in that budget, I pick and choose what I think can be done with their budget, if they're ok with it, that's fine.

My lease has a clause that allows the incoming tenants to choose between prorated rent for that first month or termination of the lease with all move in funds/deposits returned to the tenant.