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

That was a year ago with debt mounting higher & income flat if not  lost.

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

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.

I'm looking at it on my rental software and there is also a fee for it which is the main deterrent for me currently.

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. 

Are there any lenders or ways to finance the entry fee for subject to deals?