It's interesting to hear the different opinions and outlooks and how they differ from one lender to another. 

Not in my opinion.

Planning to sell my property in vegas, just wanted a second opinion on if these are typical, fair costs in today's market.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

If you signed a 3% buyers representation agreement and the seller is only paying 2.5% and nothing more then just ask that your agent amend the buyers representation to 2.5% so you are not on the hook for the last %I will say, some agents are VERY strict and won't budge from 3% fee which in my opinion is kind of ridiculous.If you are my client and the seller is only paying a 2.5 % fee I won't ask you for the additional 0.5%.

Quote from @Raymond Kalonji: In your opinion, what would be a reasonable minimum credit score?

Works for many agents but those are all miserable (in my opinion) and I don't do any of them.With you avg prices around $360k (and maybe 2.5% or so your side), you really only need to do about six transactions to hit your target.

A STR is a completely different animal in my opinion, in that it requires more work and much more compromise, but financially is worth the effort. 

Any advice is welcome.In my opinion, if you can go conventional, most of the time it is a better choice due to the better interest rate and terms.

I personally again in my opinion only.. but these guys could be fake lenders.. for sure HML  do not have a requirement that they can only lend to a corp..