He doesn't take any of my PM commissions, which is awesome.

Tenants pay the commission. 

Hello! I’m an experienced property manager/licensed real estate agent trying to develop a proposal for my management fees for starting an STR branch for a big name agency. I’m bringing a portfolio of STR clients with ...

To do simple math, it looks like this:Investment = $21k down + $6k closing + $35k rehab = $62k invested.Sales Proceed = $1.1 Million Sale - $75k Mortgage remaining balance, $40k closing + 3% Commision (I am a Broker so I keep the listing commission) = 1.1 Million - $75k - $40k - $33k commission to buyer broker = $952k PROFIT.When I calculate the simple ROI from this investment, it is profit / Investment = $952k profit / $62k invested = 1,535% ROI over 18 years.

My capital gains will be about $150k.I'm thinking about raising my realtor fees (ie 10%-20%) in order to lower my capital gains reported.So it would look like this:Sale price= $245,000Realtor Commissions= $24,500(at 10%) -My managing broker only charges me $500 for each transaction no matter how much the commission is so my splits will not change at all based on the percentage.capital gains (figured after ALL selling costs including commissions noted above= $125,000If I do not claim realtor commissions, my cap gains would be $150K.

You pay a commission but get access to a world of amazing deals.

I am sure the David Greene team will still take there cut of commissions on mortage and real estate sales regardless of your risks. 

I know you don't want to pay the extra 3% commission to a realtor, but they can really save you from investing in a below-quality neighborhood and help reduce your days on the market (saving you with financing costs).

If you hold for shorter, then you will lose money since you have to pay commissions and closing costs when you sell.Just some things to think about but I hope all of that makes sense.

Not implying your agent is taking advantage of your beginner knowledge just to offload a property and get dual agency commissions, but again, might not be the worst idea in the world to have someone in the Bigger Pockets community who's local/understands the Charlotte market to take a look at the deal you're getting ready to move forward on.As far as inspectors, I would recommend one that we use for our business that is in the Charlotte/surrounding areas.Precision Inspection Services - Steven Lee - 704-575-2917