Also, I assume a 10% property management fee in my calculations and based on initial conversations.

The "fine print" here is fairly sizeable upfront fees and high interest rates, relative to a traditional construction loan from a bank.  

No excessive fees upfront or during holding period4.

You can even "pay yourself" the cleaning fee if you want to and do the turnovers yourself. 

In my devious mind, I thinking like you that I hire a parking attendant, install gates and charge an entrance fee if I bought it. 

However, with this in mind, contact the closing firm and ask for an escrow fee sheet to ensure that it somewhat aligns with the standard title/escrow fees that other closing attorneys offer.

As an investor buying rental properties, the buyer should never have to pay a fee to purchase something. 

Perhaps slightly higher from an alternative lender but definitely not from a credit union and expect much higher fees.

For example, we might arrange a shorter penalty period or reduced fees if you expect to exit the property within a specific timeframe.Ultimately, the key is aligning your financing terms with your exit strategy.

You can always charge an air and surface scrubbing fee from their security deposit after they've moved out.