You can either pay your agents fee on your own or ditch the agent and deal directly with a title company if the seller is adamant on it.

This setup will lead to higher tax prep fees and if you refinance these properties the IRS will consider this selling the property and you will have pay taxes at the end of the year on a property you didn't actually sell.I recommend finding an accountant who specializes in real estate taxation and tax planning and set up a paid consultation before you do anything. 

We do have hefty late penalties so if they are late then they pay a $100 late fee.

The reason is that we have a relationship with a regional bank that will provide financing and which if we limit leverage to 50% will (1) charge interest at their lowest commercial rate fixed for 20 years with no balloon, (2) charge 0 origination points and no “junk” fees and(3) allow us to sell the property with either a sub to or a wrap loan without increasing the interest rate - in other words no due on sale clause.  

When I factor in mortgage rates, HOA fees and insurance.

Additionally, property taxes and HOA fees are often higher in these developments, and it might take time for rental rates to stabilize.

Forgot to mention there is no additional charge for that, it's included in our PM fees.  

Wanna place bets on whether or not I hear before the fee is due again next year? 

Be sure to compare terms, fees, and interest rates to maximize your cash-out strategy and help fund your next property purchase.

AirDNA (I always check multiple places) says this property could make a $500 average daily rate (ADR), with 65% occupancy as a basis.I pulled up the new BiggerPockets STR calculator spreadsheet and realized this might be a winner.After entering all of my research numbers, it shows a potential CoC of 12.49%, a monthly profit of $14,385, and expenses of $12,442 (even with a 15% management fee).