for you. is it normal for the broker to charge 1% to me at closing?

So to standardize what it may mean to "cash flow", for me, in my target market(s) in the greater Bay Area I seek out deals that produce me at least a ~5-7% cash on cash levered return if/when stabilized.

There isn't enough meat left to make it worth it with those numbers.

I encourage you to pursue this deal.There is a lot of meat on this one, might be worth looking for an experienced investor to partner with.

When I take over someones loan they are thanking me at the closing table.

If there is enough meat on the bone and you can absorb the difference then go for it. 

After I pay it off the llc will transfer to me at closIng.

I’d keep looking there’s not enough meat on the bone in this deal

Most of my rental properties do not even move the needle for me at tax time due to depreciation.

However, during the rehab process, I have to admit it proved to be very difficult for me at times.