The agent will have access to the biggest platform to get the property sold though, the MLS, so forgoing even a cut rate agent will create more of a loss than the agent fees themselves. 

I am pulling in between $500 to $1,000 from mine each month even at a high interest rate with about 25% down for each. 

Fit buy box of A or B rated school district in good area that could appreciate over time.

I have done a lot of those with small builders.. that way we get our rate of return on our note and at exit we made a nice spiff some times double to triple how much we lent..

Fit investment criteria of long term buy and hold, in an A or B rated school district, that appreciates over time.

Therefore, school districts are not an issue. 

The one challange is maintaining the exterior, of the home being so close to a school it gets beat up.

Things like landscaping/snow removal and labor cost for repairs are going to be highly variable based on your market so you'd need to do your own research on the going rate by either talking to other local investors, running your own google search, or exploring basic services on thumbtack/angies list etc. 

Plus knowing what our re-default rate and our buyback rate is, we know that we owe note buyers less and less on their notes as time goes by.

I am pricing out 75%-80% with other lenders at better rates Hi Erik.Can you reccomend any other lenders?