Marketing, overhead, operations, what have you, this could be baked into your rate, furthermore, your lender is most likely not even providing the capital to fund the loan nor will they service it unless they are a credit union or the type of lender that does service it.

Otherwise it should 10-12% (it depends but if you add the leasing fee and weight it across 36 months then it will be more accurate than the flat fee)I'm not seeing 100-150$ per month for maintenance and I'm not seeing any similar amounts for capex reserve.Don't pay for utilities unless you have to for some reason.PP: 241kClosing costs: 3% is ~7.25k1-month vacancy: 1.8kLeasing fee: 1.8kImprovements: 5kAre you all-in for around 257k?

For higher priced area buyer can go to typical flat listing buyer agent (max 10k) or dual agent structure.What's certain is that buyer need to do more leg work these days when buying homes.

also the ceiling is usually done in a flat paint, walls in eggshell and trim in a semi-gloss.

Inventory is up, transactions and mortgage applications are up, mortgage rates and prices are generally flat. 

Pre-recession stocks were flat for a decade-ish plus.

Do they usually do a monthly flat rate (this would include the winter when its not needed)?

All the marketing and exposure needs to be done through that lens.Have you flat listed on the MLS yet?

I work for an automotive shop and get paid flat rate so my pay fluctuates.

The fees are all flat and range from $20 to $50 per violation.Rent Late Fee ($50), NSF Funds Fee ($20), Guest Fee - for guests staying more than 14 days ($5 per day), Unauthorized Occupant Fee ($50), Unauthorized Pet Fee ($50), Smoking Penalty Fee ($50), Smoke Detector or CO Detector Tamper Fee (Up to $200) [we charge $50 first time, $100 second time, $200 third time- this is allowed by our state law], Posting Fee - for posting legal notices regarding lease violations ($20).