I’m getting more crazy looks than I originally anticipated!

The Federal Reserve is keeping a very close eye on this and they are anticipating the correction which means they really need to increase interest rates so that when the correction comes interest rates are high enough that they have room to reduce them to lessen the impacts of the market correction. 

That's going to be on top of that $60K gain you anticipate and taxed higher - 25%.So it's big tax bill or a 1031 exchange which would allow you to sell this property and purchase other investment property and defer those taxes indefinitely.

Are there any hidden charges besides the closing cost that im not anticipating.

@Vaughn Franklin  Maybe I'm reading this wrong, but it sounds like you may be anticipating in an instance where you don't need to.   

So for the duration of your loan, you should be able to anticipate your mortgage payments and to make projections in line with our objectives.

All disclosures aside, I do anticipate 3 MORE rate increases from the fed this year, maybe 4 @ 0.25% each. 

RESPONSE: Anticipate you’ll need about 3.5% - 4% over and above your Down Payment if using a Conventional 5% Loan. 2.

You can use your 1031 with mortgages as you were anticipating to buy whatever assets in whatever quantities you want to complete your 1031 and boost your ROI.  

I'll echo what others have already said: I charge a minimum commission on cheap properties, and that can vary according to how time consuming I anticipate the deal (and sometimes the client) will be.As a broker, even I will agree that a great many agents are grossly overpaid, and marginally competent at best.