I've been preparing myself and I'm now looking to build on my rental portfolio with the purchase of a two-flat, then more to follow.  

Account Closed lol -  we already tow vehicles that have missing plates, flat tires, expired tags, etc.

I would actually prefer the renovation is baked into the loan amount, so that I can quickly renovate and raise rents.

What I know some property managers do is in addition to the rent they add the water/sewer/garbage on top of the rent as a flat fee of about $50.00 per month.  

Very interesting...He told me he is not offering a service model like the percent of rehab and wants a flat fee. 

I used to live in an apartment that billed me a flat rate for utilities (water, electric, trash) each month.

I have no interest in debating the pros and cons of getting a license, I am simply looking for suggestions on a brokerage who would meet my needs at a low costs (i.e. no monthly fees, but no issue with % of commission or flat fee on any acquisitions).Thanks - Mike

Bake the cost into the overall expenses for the rental.

I increased my tenant's rent by 15% but then I charged water garbage for $100 flat monthly.

I flat out said "no, perhaps your new wife can share your retirement, pensions, etc, but not the equity in my mom's house."