So I take a group of 10 concurrent properties (2 rehab and 8 with established renters) and get a blanket commercial loan from a very small, local and very aggressive bank (you know aggressive as far as banks go).

Time is your greatest ally in the buy and hold real estate game.  

My usual game plan is to offer 5% below the low market comparable.  

Here's a briefing on what's going on:The Consumer Financial Protection Bureau (CFPB) issued a new rule that combines mortgage disclosures previously established by the Truth-in-Lending Act (TILA) and the Real Estate Settlement Procedures Act (RESPA) into a single rule effective October 3, 2015.

Many times I use the commission when figuring out my numbers.Until an offer is signed by all parties, it is fair game and not unlikely for a seller to accept a better offer before another offer is signed.

I'm still trying to fully map out my game plan for achieving this.

This is a long term business decision to help you establish yourself. 

Bigger Pockets has been a tremendous asset to me and I am sure you will find it helpful as well.This will help you find other members in your area: http://www.biggerpockets.com/meetYou should have set up keyword alerts when you signed up but here is the link if you want to modify them: http://www.biggerpockets.com/alertsA must read if you are new to the game: http://www.biggerpockets.com/real-estate-investingThe podcast.

The good ones have so much work that they are less inclined to do work for someone that's not well established - yet.  

I would most likely use a reputable management company that is established in the Outer Banks.