What state is this in and if you can negotiate the broker fee as borrower paid so that your rate is a bit lower.

Since you have lots of time now, spend it looking for distressed off market properties near you and making relationships with brokers.

I am probably refinancing it at the same purchase price (my broker said refinancing at market would result in a higher fee/rate) but getting an appraisal is wise none the less@Greg Gaudet the property is Aina Nalu in Lahaina

This registration is required for non-exempt persons engaging in mortgage lending, mortgage brokering, or mortgage servicing as defined in O.R.C.

@Brent Watanabe in my opinion, the property manager is the key ingredient in a successful out of state investment recipe--they already have a network of contractors, handyman, know how to vet them and negotiate pricing and plus they have access to deals--many times clients are selling or changing up their portfolios, and you have to be a broker to be a PM. 

You need a license to Broker real estate.

Security Deposit in our case is one month's rent: $2,000Upon hearing our breach-of-contract request, the PM stated, "We are holding you responsible for the full term of the lease including and not limited to all rents , collections fees, broker fees , legal fees and any fees associated with the breach of your agreement.   

The property is listed w/a residential agent so she doesn't have the experience of a commercial broker.

You don't have the time and neither do the successful realtors/brokers. 

An agent should be able to recommend a good local lender/mtg broker.