Are there any commercial lenders you guys are aware of that will do commercial deals without charging upfront fees? I keep running into brokerage houses that want to charge $2500-$7500 upfront for just looking at a deal.

I have two right now I'm working on:

Mobile Home park with 10 homes doing $80K per year with $50K expenses looking for about $125K
Gas station with a $5M property with $2.6M first mortgage against it looking to go to 75% (or as close as possible) without a PPP.