I'd say we have found most by word of mouth, CL, or vendor truck advertising.

Hey no advertising on the open forum your going to get reported  LOL..

While turnkey properties are more commonly used for DSCR loans due to their immediate cash flow, fixer-upper properties can still qualify depending on a few factors. 

Your question is a very common question, and I can appreciate your concern here.

My first reply I was saying a flat fee is common, there are plenty of agents that charge a minimum of whatever amount.

The idea is to convert a multi-family building into condos; but not in the traditional sense where you separate pre-existing apartments into their own condos; but in a way where you combine the common areas of all of the apartments in that whole building, and turn the individual rooms within those apartments into condos themselves; thus transforming the hallways, kitchens, bathrooms, living rooms, dining rooms, porches, balconies into common areas of the condos. 

Here's some online software options that you commonly see recommended on BiggerPockets.

This is a straightforward and common approach.However, make sure to document the change in the lease renewal or addendum, specifying the new security deposit amount.

It seems like a common challenge, and any advice you can provide would be invaluable.Thank you in advance for your help!

Sub 100k is pretty common still.