Double Close and CRAZY fees with off market property

[Kate Purse]

So this is a question and a rant at the same time.  My husband and I just bought a property for $162,500 from a wholesale broker.  This was our first so we did not understand all the fees.  I attempted to talk to ALL parties to get the low down, including broker/agent, lender and title.  The broker/agent said closing was 2-3% but never could tell me which one or how they determine.  I also asked if there were any additional fees, such as title or lawyers, etc. and the answer was no.  I get my settlement statement and I owe 4% to broker 😒, closing fee to the seller (fine print in contract that was my mistake), $3,000k to title (some of which sounds ridiculous!) and of course lenders fees.  So, by the time I refi, I have to get a loan for at least $210K to pay my lender, and myself back for out of pocket costs (rehab costs too).  This deal will work out because I am able to charge a decent rent and rehab is light, etc.

My question is this -- is this due to a double close?  Was it the broker/agents responsibility to explain the A->B, B->C process and potential additional title fees, or do they assume the title company will explain it?  Can I negotiate with title in the future?  Feels like I was depending on people to walk me through and now I feel a little stupid.  (Please, no need to confirm!) #rookie

[Kate Purse]

I really appreciate the feedback!  I did learn a lot, but I'm not going to let it get me down.  Looking forward to the next one (with NO DOUBLE CLOSE)!