A solid buyer-agent agreement will outline what they charge and their intent to negotiate as much of their fee as possible from the seller.

Go for a lower downpayment. 

Not many landlords buy their rentals this way. although with all the guru training many are trying and we will see how it all works out.it takes sales skill to talk people into deeding you their home.. this is a highly charged emotional situation..

@Damon AlbersSounds like these properties are in a class c area and your manager is not doing a good job vetting themBut this is not out of ordinary for c class rentals which is why people look at cash flow and be like wow but one $5000 bill can wipe out 4-6 months of rental income and properties never make money and rarely appreciateThis is why we do not do lower class rentals as stated cash flow vs reality are typically not close

Payments stay lower, cashflow better and it'll boost your balance sheet not to mention lower risk when things go awry. 

Try looking for lower priced mobile homes on private property that need to be moved. 

Quote from @Sami Gren: I start by making the original tenant fill out a form requesting to add a new renter, and they pay me a $50 processing fee (I charge a $50 fee any time I make changes to an existing lease). 

Their charges for repairs have gone up the roof and they are not competitive at all.

With that said, choosing your bank based on customer service relationships and business credit products should be a priority. if you’re looking for a bank that offers great service and lower wire fees, I’d suggest starting with NFCU.

@Sean Gallagher check the RBP addendum there is usually a clause saying if the property sells that the RBP can be canceled and the services are no longer provided and the charges don't have to be paid.