If that was the case I would let the in-process HELOC go, and shoot for a refi and HELOC at the same time next year to avoid duplicating fees.

I’d suggest you call a PM or two and ask them 1) How much rent they would charge. 2) What fees they would charge you. 3) How long they think it would take to find a tenant at that rate.

I do not want sales agents in my market to believe I am expecting a fee each time I purchase a property and go out of my way to make it known to the broker community that they will represent me and collect their fee if they bring me a deal.

Closing fees won't be any different if they are 4 seperate fee simple properties.

Even with a 25% fee, you're cash flowing better than a long term rental, so the fee should not deter anyone! 

You can write into the agreement that the borrower pays the servicing fee.

I start with cleaning and repairs, then I apply it towards utilities, legal fees, late fees, and rent, usually in that order.I also have a holdover clause that says the tenant is charged 4x of the monthly rent, prorated daily if they hold onto the property after lease termination.

You can also explore FHA with 3.5% down as well with 1.75% Upfront fee + anything with more than 3-4 units, there will be a SS rule (Self-sufficient test) to pass per FHA guideline.If it is a legal multifamily unit, you can also use those vacant units as your rental income up to 75% of gross market rent.

I believe most places charge a 3 percent fee or more

One would also pay 10% ish fee to convert foreign currency to USD.