I do / done many rent to own (contract for deed) and a few seller finananced deals where I keep the note.Why not in parallel use a flat fee listing on MLS too?   

I manage MTRs in NC and SC - our SC properties still cover their costs and then some in the MTR space even after my management fees.

Not to mention significant fee's on each, because cost's are spread across such a small pool. 

The pet fee or deposit for the move in of 2 cats (you did charge one, I hope) should have just about covered the extra anyway.

If you’re considering other custodians, I recommend focusing on those with a strong reputation for consistent customer service, transparent fees, and ease of account management.

I'll add a few more things that can have a huge financial impact: required reserves, LTC (loan to cost), application or other upfront fees, and prepayment penalties.As a fellow flipper, I think it's important to have reserves, but they shouldn't be required as part of your funding.

A genuine question here for you, who are you working with right now and how much are they charging you in fee?

If the rate on your HELOC is higher than prime, then your savings will be even lower.We think we have the lowest fees in the market.

I do not think it would cost too much to tone it down howeverI got a $10k quote (minus fees) from an interior decorator recently to redesign.

I'll save you the details but...Per door cost: $63,300All in Cost: 700kTotal Revenue: 137k(ish) annuallyNOI: 65-73% (in the expenses we included: insurance, taxes, $75/month per door repair expense, management fee 8%, grass cutting, & a misc fund for random crap business license, etc.)Now...