Frustrated trying to land my first commercial HVAC clients

Been busting my ass cold calling strip malls and small office buildings for months now, but every time they either ghost me or say they've got their 'go-to guy' who's been around forever. I'm solo right now, but I just invested in a new set of gauges and a Fluke meter to handle bigger jobs like maintaining VRF systems for commercial spaces. Saw a post in the HVAC Techs Network Facebook group where some guy landed a contract by offering free audits, but when I tried that, they laughed it off. Anyone got tips on breaking into this without undercutting my rates to nothing? It's demoralizing when residential is steady but I know commercial pays way better long term. TBH, starting to think I need to partner with a GC or something.

Screw the free audits, just quote aggressive on the first maintenance contract and prove your worth with Trane unit efficiency tweaks that'll save them 20% on energy right away. Controversy is, most commercial guys overcharge anyway so underbidding a bit to get in the door ain't cheating the system, it's smart business.