Would love to be able to do some value add so I can pull my money back out to reuse.

It's why most large landlords use their own in-house tools/software they pay someone a one time fee to setup for them and then hand off. 

If the rate is reasonable then it may make sense to try to save fast to get to the 3.5% down payment on a double or triple - househacking may allow you to increase your savings rate and pay down that loan even faster.As for estimating costs, closing in NY factor at least 1% of the mortgage amount for tax, plus $1500-2000 for lawyer, title and fees, then the amount required by the bank for escrow will depend on the actual property taxes and insurance.

@Erica ArceCould you have a written agreement directly with the wholesaler that outlines your fee for bringing a buyer to their deal?

I happened to be someone who experienced this first hand  selling close to 30 towards the beginning of my real estate investing career nd know quite a few peers who experienced the same sale process.There is no way the data you pulled accounts for concessions.

I'd always talk with the agent, but maybe you can pull out all stops on marketing efforts here. 

Quote from @Bao Vu: Quote from @Kevin Gonzalez: Quickbooks most likely isn't pulling in the purchase price of the property.

Those that cannot be sold and land that have a lot of tax and fees attached and unpaid are promoted on the website, Government Auction, for auction. 

Strategic Purchase: Acquired a discounted double lot below market value with a $17k impact fee credit.Custom Design: Built a 6-bed, 5-bath home tailored for co-living or multi-gen use, maximizing tenant appeal.Efficient Management: Managed construction, and self-managed operations to minimize costs.Premium Marketing: Furnished the property and used multiple platforms to attract quality tenants quickly, achieving full occupancy.What was the outcome?

Ok to summarize it seems that there is Zero way to dodge CA annual fee.