Am I being taken advantage of with these loan fees?

[Josh Hackett]

Hey everyone! I'm an out of state investor, have a couple properties under contract in OH at the moment and was just sent a LOI to sign from my lender. The fees seem a bit crazy to me, but this is my first deal(s) so I could be off in thinking this. A few things, these are commercial loans, I am self employed so this is a special program not based on my stated income, but the property's cashflow and my personal cash flow from my business. The loan amount will be about $340K, and the lender fees are just under $22K. They charge 3 points, Total amount loaned would be $340K, fees are just under $22K strictly for the loan. Legal doc fees, underwriter fees, appraisals, and there may be more along the way. I know typically closing costs are 3 to 5%, this just seems crazy to pay this much in ONLY lender fees. Any help or advice is greatly appreciated! Thanks!

[Jack Bobeck]

@Josh Hackett - My current loan provider quoted me 29k in fees for the purchase of a duplex that was listed at 379k here in Florida. So I figure that is pretty much in line with them. I was doing a Fannie Mae 3.5% down product, so I have some other fees in there too, but worth it to not have to put so much down, to me at least.