In any event, Qualified Intermediary's total liability to Exchanger shall be limited to proven direct damages in an amount not greater than the fee payable by Exchanger to Qualified Intermediary."3.

Have you ever had a conversation with your agent regarding the fact that maybe the builder is paying her fee?

The fees were really what held up this deal. 

This is rent minus mortgage PITI and property management fee 10% (I don't include capital expenses in that calculation since I already set aside a reserve fund and the HVAC and water heater are 5 years old.

Include a fine for violations, additional fees for mitigating smoke damage (including odors), and whatever else is needed.

Smaller ones are filling up within 12 hours and the large unit they left with 2x 5 gallon water jugs to empty into AND a catchment below....because obviously the sellers knew that it fills over 5+ gallons in just TWO DAYS.We have had to get a structuralengineer in who has noted other water damage throughout the basement (unfinished) that was hidden behind sellers boxes and personal items during our inspection.

My cleaners handle it for me which is standard in my market and the markup to drain, fill and clean is only around $25 on top of the cleaning fee if I am not mistaken.  

Also there is a management fee to pay for all of the above.

So, they make the process of being an investor seamless and you having to do nothing as they after you closing turn into you management company with a standard 10% management fee (which I am okay with). 

Waive the commission fee and ask for <x% equity?