Most of these are fairly cheap education. 

Quote from @Celia Moore: Our site is fairly big, holds lots of information.

I'm fairly confident from reading online we don't qualify for an exemption, but I'm trying to assess actual closing costs to trying and reduce them All details:Bought the house 2.5 years ago for $980K (left on mortgage $753K), we have a clause for an assumable mortgage for me to take over (I can keep same rate).

Cash Flow is fairly good in most areas.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

I want to make sure clients feel this is fair and transparent—has anyone structured their commissions similarly, and how’s it worked for you?

You will wonder why you didn't move them out in the first place and bump up to market rate.I recommend studying your market to determine a fair rate.

In my opinion investors buy properties with break even or negative cash flow and hope for large appreciation are taking a gamble.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Determine a fair amount of money to offer the tenant in exchange for vacating the property by a specific date.