I find flat fees are best because you always know what it be, no surprises. 

I always knew mortgage people sucked at math so this is no surprise! 

To my surprise they are not as easy to find as i expected.

Smaller than that it's probably not going to be cost effective.Like Hadar said, if HUD or Freddie/Fannie are not feasible, leveraging local banks in your area can be surprisingly effective.

Gabriel Rodriguez I would suggest you to buy some properties in Midwest where the prices are still reasonable and they will cashflow from day one and with $100K you can still buy 15-20 SFRs in our area that will definitely give you a decent cash flow.I know you might be surprised but you still can still buy a decent house for 35-40k in Fort Wayne area and I have done this.

Don’t be surprised if he comes back with a different story later.

I was not planning to sign up for an LLC but I was surprised my hard money lender requires this.

My PM told me that it would probably rent out at $700 and was surprised we got $750. 

Their loan origination fee and $1234 rate lock extension fee = a unknown surprise to me - other things are standard as you said.

Appreciation may surprise you and a local credit union here in NC will even do a free online appraisal and totally skip the actual fee based appraisal but charge you a higher insterest rate.