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. 

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

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

: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.

Why do I have to wait if I am only doing a rate and term refinancing.You typically need to wait six months before refinancing an investment property, even for a rate and term refinance, because lenders want to see a consistent payment history and assess the property's value over time.

What % of GP profits are typically shared with someone who raises 95% of the deal equity?

While there are exceptions, we typically advise our clients to track their mileage.

How or where have you typically found the best contractors?

Typically waterfall returns will also come with a lot of fees to the syndicator because they are not going to work for free. 

Direct mail works, but you typically need to hit them 3-5 times or be following up with cold calling.