I graduated from college in May with a degree in psychology and also commissioned as an officer in the Kansas Army National Guard.

"I can't afford to pay commissions and closing costs". 

Some can be subject to financing, others not.Best to use an agent familiar with auction.com, they expect to pay a commission.

A major expense is commissions for CCards that I’d like to move away from.

Training/commission/fees.  

We did pay 3% buyer closing costs and 6% Realtor commissions, but made a huge profit.

They are more focused on having you sign up people under you to achieve overrides (commission) on loans they may close.

That means getting it listed on MLS with a competent, full-time Realtor.NAR studies (and there is admittedly a case to be made there for bias) have consistently shown that homes that are sold through a Realtor fetch more than enough additional money to cover Realtor commissions. 

(the down payment is completely relevant to the seller)Interest- 7% is pretty standard...it's a premium paid for consideration in carrying the noteAmortization- 30-years is typicalPayment- I would look for the actual P&I based on the amortization schedule, but again, this is relative to the sellerBalloon- 48-60 months is common, and this is completely up to the seller as well (If sellers are leary of the time frame, I always agree to attempt a re-finance sooner...but no guarantees)Some extras:I always pay the listing agent's commision based on the transaction price...otherwise, you can structure a partial commission the first closing and a second commission when the balloon is due...waiting 48-months for the rest of your commission is crazy, thoughWe pay all the doc prep fees (note/mortgage/amortization/assignments/personal guaranty) Typically around $300, so not bad.- use the attorney at title and add it to the HUD-1We use a clause in the note that waives the right to defend a foreclosure in default, so the property returns to the seller without contest (varies from state to state I imagine)We also pay the sellers closing costsAll of this stuff is negotiable...you can always push things with these...like lower the down payment and have the buyer pay all your clients fees and your commission, etc.Give me a shout if you want to chat more about this topic.

After closing fees, Commission, I netted $29,400 which the title company screwed up and told me 31k just the day before...annoyed at this point.I bought another house for $212,000 doing a double close same day, the note is for $208,160 @ 5% interest, not the greatest but with two businesses my credit score has taken a hit significantly.