You can contact the owner directly even though the PM may collect a commission on the sale anyway, depending on how his contract is worded with the owner.  

So I can tell you insurance or repairs or commissions for each property or for all properties combined for the last 20 years (or any certain days in the last 20 years) in less than a minute. 

Because of that I will be dealing with coastal commission.

Current rents are $4500 and average of 2 BR, 1 B in that area is closer to $700.I have a salaried job plus commissions that I have been in for 5+ years.  

I’ve been talking directly to the seller and he is willing to not use real estate agents so he doesn’t pay commission.

@ChrisSeveneyThis involves a highly educated local Realtor that is seeking out additional cash flows, plus his commissions. 

They probably are being shady and just want more commission.

If so, and there is an approved variance, then get a copy of the staff report and a copy of the Resolution that the Planning Commission or Zoning Administor approved and signed to look for any Conditions of Approval that affect the site.

IRA, Stocks, Credit Card, Cash from my RE commissions How did you add value to the deal?

Generally, the seller will pay your commission out of the proceeds.