Should you find/assign the contract to an end buyer the broker is full right to all commission made on the sale of the property as they have the exclusive right to sell the property NOT YOU, and the seller will need to pay the broker a commission. 

That is why they take half of your commissions, and pay E&O.Good Luck!

Would realtor commission and closing be something that I would have to pay out of pocket or are these things that the loan would cover?

Our Texas buyer/tenant rep agreements have a clause that states the broker will attempt to collect the commission from the seller/owner, but if he's unable to do so, the client agrees to pay the specified commission.

She made her commission, we were stuck with the massive loss.  

How common is for investors on buying side to give commission to his agent if the listing has less than agent expectation of 2.5% for buyer agent.

Assuming the property is worth $100k, if I sell in 5 years, I’d have spent about $120k (with interest), I would net roughly $94k after commissions, and owe about $73k at that point.

They pay huge commissions to their sales people and bank high profits.

I read a little about a real estate commission etc.

to make some commissions?