I know how stressful it can be with those gaps in monthly income.I personally use the standard Chicago Association of Realtors lease...do you have a copy of this by chance? 

I really like to keep a close watch on my investments and living within access to them is the best way to insure the property performs to my standards. 

There was never a "standard" commission. 

To me the issue isn't charging fees and making profit as much as it is doing so without providing tangible value in returnA business exchange should result in value added not extracted—charging a 50% leasing fee to then only do remote showings, charging a $25/mo smart-home fee because of an added a $50 wifi-enabled thermostat My clients pay management fees as high as 20%, none lower than 13%, and in return they receive comprehensive property managementMy residents pay nothing other than rent, because they're not clientsI can't complain though, because if it weren't for the industry's standard practices becoming this way, I wouldn't have my niche

A professional is someone that conforms to technical and/or ethical standards of a profession.

I am in the Indianapolis market so it may be different, but we charge 18% and thats pretty standard.

Someone who is willing to seller finance may be willing to offer terms  for a low down payment option but that will come down to negotiations since there are no standard rules for seller financing. 

I called every facility in my market, introduced myself as a burgeoning investor, and asked if they would consider selling.

Ive taken over standard mortgage companies before sub to. 

Investment properties typically require at least 15-25% down but at standard rates.