The tenants of whom you will be looking often can't buy their own home right now, otherwise, they wouldn't be utilizing this agreement, which typically is more complicated and costs them more.

I have most of my tenants through local mental health/addiction services, and those tend to be better than the randoms from craiglist, as they typically have a case manager to check up on them occasionally...

If your timeline is relatively short, it may make sense to just have the lender fund the rehab (typically means better rates, too) There are a lot of different scenarios.

So I guess overall, my question is can you help me align my expectations with what I am finding, is this a case of "yeah, the market is weird right now, this is typical, you have to make a decision" or...

On a 100k property GCI (gross commission income) would typically be $3,000.

Typically the only fee a lender will ask for is an appraisal fee, that is typically paid directly to the AMC though not the lender. 

REI Central is probably the largest/most popular - typically 100+ people.

As far as sign of a contract is typically not that much.

SFR will initially produce zero income (unless you rent rooms or until you move out.)typically investors that consistently buy multiple homes a year are experienced in the REI game with lots of connections and access to cash. not always. but more often than nothappy to discuss your investing goals more

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.