There is much less new supply of single family homes, so the rental rates are flat to up a little; this does depend on the neighborhood though, in some of the fringe areas where there is a lot of new single family home construction the rents are a little softer.

You pay the lister flat fees but promise selling agent (who bring the buyer)some %% from sale.

That is why value creation and upward increase of rents is important.This is why I do not like Dollar Generals. 15 year flat rent and an inferior building in junk locations.

Or do you have one flat rate so long as the paw score isn't 0?

@Brody Veilleux, to say "cash flow is tax free" is, at best, grossly misleading and, at worst, flat out wrong.What is true is 1) taxes are based on net income and 2) cash flow does not equal net income. 

Yes, it cost me a brokers fee on the buy side, I list for $199 flat fee.  

There’s so much history in Cleveland and so many properties with character and charm.

Your expense ratio remains flat, and therefore doesn't really create much value in the deal.Compare your 2% rent and expense assumption to what most syndicators underwrite: 5% rent growth after an initial renovation bump; and 2-3% expense growth; and you get vastly different outcomes.As to whose assumptions more closely tie to reality is to be determined, but if you used assumptions more in line with what syndicators are using, I think you will find the return projections narrow dramatically, if not flip to SFRs.  

There are some onboarding fees which start to get steep once you add up all the other transaction expenses and the 1% annual fee, but I would hope the onboarding could go down or be a flat fee rather than a %.

Those guest protection policies for most other channel managers are simply priced as a flat rate <$100 per stay insurance policy.