And on Listing/Seller side we are creating an optional package that's exactly the same, 0 commission but guess what, it comes with an upfront price tag and fee's galore.

We are clients of Anderson Advisors and love using them, along with their yearly mail package. 

I did resist the $40K "partnership" package that follows on as I would rather put that $40K into another building. 

is this to be determined solely at my discretion? 

Somebody else might have checked the trash for spaghetti packaging ... not doing that ...

It all boils down to lot cost and mainly sub contractor costs.I just did a breakdown of costs from michigan vs texas where I build now.The framing package is basically the same either state.

I did the lesser cost one because 1) it cost less and 2) I figured it would be a good way to determine the company's capabilities and if they are proven, I might consider going to the higher priced package.

Also, the particular underwriter or team writing your file will have a fair amount of discretion with this. 

one thing that always worries me about those deals.. is the lender can at their sole discretion stop funding the project and make the owners cash them out .. so there is that risk too..

It would make a nice package for a DSCR loan.