So initially, this could mean that you may have to do some things that YOU might find to be completely ridiculous, but over time, effective communication and prompt property management should ultimately help shape the behavior of your tenants to what works for you. 

Originally posted by @Reed Starkey:I know this is late, but I am pretty sure it is illegal to say there is a standard rate.It's illegal for brokers to work together to define a rate that they will all enforce (price fixing), but it's certainly not illegal for an agent to communicate that the standard rate in an area is X% and therefore the broker is going to charge that amount.In fact, this is how most (though not all) brokers set their rate. 

I didnt find any liens or anything like that but the communication between him and I is almost non existent since our first couple emails.

Becoming efficient in google maps will save you a ton of time in creating a mailing list.If you just do a general list to commercial properties, the USPS Direct Mailer program (EDDM) allows you to select the exact mail routes which would include your targeted commercial properties.  

My personal 20% is setting up and maintaining systems and processes to find and manage properties efficiently, time management so I can put family first, having clearly defined goals, having the discipline to wait for the right renters and buy the right property for the best price possible and continuously learning.

I paid it off last year and currently going back and forth with whether or not I should keep it or sell it for roughly 24-25K, spend a couple grand on a super fuel efficient car, and have roughly 20K to help fund my first investment property?

So that your next project comes out with greater efficiency and FASTER!

Any tips for efficiently finding, vetting, and selecting these folks?

Many builders/flippers do this.....tax-efficient gains....if your family is willing to move to build financial independence more quickly.Your home loan is 68% loan to value.

I have been communicating with Randall regarding a loan but I'm a little skeptical.