If we need customized items, like a Leasehold DOT on an airplane hangar portfolio, then we (borrower) pay extra. 

Listing it “as is” with a $25k rehab concession can attract these buyers.Consider these options:List on investor-focused platforms like Roofstock or BiggerPockets or Facebook Marketplaces, where you’ll find buyers who appreciate tenant-occupied properties.Network with local investors or REI groups in your area to find someone looking for a turnkey rental with upside potential.Hire a real estate agent experienced in selling tenant-occupied properties, but adjust your pricing to cover commissions if needed.Make sure to highlight the stable tenants and ADU potential—those could be big selling points!

I spent $500 on skip tracing a propwire list with prop wire's skip tracing service. 

The main thing is to find motivated sellers before they list their homes with a Realtor.

I got a good deal on the property, but the list of fixes has gotten longggg and expensive. 

Specifically I now track month end account balances, maintenance expenses and have a detailed list at my fingertips of the tenants that are late on their rents.

One number which does not include the original rate buy down, is $7K less than the original list, and does pay both the agents commission.  

You should download the lists of properties, research a few, attend online or person, and learn the basics.

Brick v.s siding and covered v.s no converted parking also make a large difference and are items that have to be adjusted for. 

The house is 3,700 sq ft and currently listed at $108/sq ft, which is well below the $135–$155/sq ft range for other homes in the neighborhood.