Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

A pretty common way is to go through a private lender.

Hey Luke - Tapping into your equity through a HELOC is definitely a common way to fund a down payment, but like you said, having two open loans can lead to higher closing costs and potentially impact cash flow.

That 10% below market value is what I've commonly seen the last couple years.

On the MLS (whether via an agent or via Realtor/Zillow/Redfin), so that's where you need to be.Scenario 2 - A homebuyer looking for a primary:  This is most common (except maybe in vacation markets). 

If you're playing the long game embrace it and believe in your market.  

This is all too common and you aren't the first person to be told this...

The Sponsor needing 5 mil for project in addition to the common equity raise, will be in a preferred equity position ahead of common equity and of course behind the Lender with apparently no legal recourse to foreclose property.

Not as common, but negotiable like anything else?

My class C rentals this is a common scenario and I have this situation frequently.