Some people charge up to 4%. 3% is very common.

Private money lending often comes with fewer restrictions compared to traditional lending, but there are still a few costs you might incur throughout the process.Private lenders often charge points (1-3% of the loan amount) as an upfront fee.

In fact most leads were not actually leads.I'm more so surprised at how much they are charging now and the fact that some realtors pay this amount of money for so few leads

Without a hours-long conversation, here are things I consider.1) I have never invested with anyone that charges an acquisition fee, and most syndicators charge an acquisition fee. 

I fix all legitimate issues in my properties, with exception to ice makers.

I’ve heard that a debt settlement attorney can help negotiate with creditors to reduce the total amount owed, which sounds appealing, but I'm a bit unsure if the cost is worth it, especially since some charge high fees.Has anyone here worked with a debt settlement attorney?

We use a guy form Upwork who charges $.25 a search with no minimum.

They charge 1/3 to 1/2 of the amount of money they save you.  

Also check for complaints against the lender.Also get a detailed statement from the lender of all closing costs, fees, charges, etc., etc., well before closing.

And you can tailor it to you, so 1) You certainly don't have to charge 100% while vacant (dependent on bldg. layout, thermostat access, etc.) and 2) You can tailor the Gas/Electric as you have brought up so maybe 50/50 all except 60 unit 1/40 unit 2 for electricity... etc.