As a broker, establishing valuation to take a property to market involves understanding the fundamental metrics that are involved.

I know in my primary market you're required to have a brokers license to operate a PM company. 

Another good point Elliot on conservative pro-forma: I’ve been talking with local RE investor friendly brokers, and a few brought some packages my way.

They have great guest speakers and your sure to meet some Wholesalers, Agents, Brokers, Property managers, and Investors.

lol  If someone is a tenant rep broker they might have a different view............... : )I find some developers build cheap boxes and backfill with crappy tenants and leases and then try to sell it off as a gem to an unsophisticated buyer.

And brokers fees etc when you sell again in 2 years.

I know a couple of lenders (residential and commercial) that can guide you to help you qualify in case you need them let me know.I work with the best brokers in town and they have a ton of experience and relationships with lawyers that can deal with wraparound mortgages / land contracts, etc Thanks,Yas

If you go flat fee broker, discount broker or full service broker depends on what you want, eother of them can be a good choice.

Sounds like you might be dealing with another unlicensed broker. 

Then you can negotiate a 3% commission, which gets split with your broker, so you'd get the 1.5% difference back at the end.