Your suggestion to list on open market likely is the best option for the OP.  

I am also open to meeting up with anyone in the Wichita market.    

We want to purchase a small rental property to get us started close to our home and are open to any advice we can find.

Primarily northeast Wisconsin, open to other areas in Wisconsin as well.

Currently I'm trying hubspot integrated with dealmachine but it doesn't click with Open Letter Marketing who recommend Invelo instead.

Lastly, I am extremely open to working with investors, or obtaining private funds as well. 

Often times, there's houses or land worth $500k listed with an opening bid of $30k which is a fantastic deal; however, if you were to win the auction, there may be multiple liens and $100s of thousands of hidden fees that you have to pay at once (based on what I read online).

You are likely overpaying by $5,000.Broker fee of $3,000 and Processing Fees of $2,000 seem out of place...but then again, i never used a broker to get a loan so I am not sure about that.If the broker was able to get you an interest rate or loan product that you wouldn't be able to find on the open market...its high, but likely fair.if you are getting a loan product that you could have gotten by going to a normal bank...seems high and unnecessary. 

LOL people is funny when many of them invest without even opening an excel sheet. 

well once pandora's box has been opened like this it becomes out of investors control.