I have seen plenty of huds on properties I funded for fix and flippers were commissions were that high or higher and lets not talk about wholesalers who might charge 100% if they can get awaay with it.. difference is they dont disclose the brokers disclose to their sellers..

This business model was not disclosed in his book.  

I'm also wondering if its contractually legal to do that without disclosing penalties after the arbitrary rate lock period. 

Recommend requesting the seller’s existing ALTA Survey, building plans & floor plans, site map, seller’s prior Phase 1 & environmental reports (easy for them to ask lender for copy), full rent roll detail (including renovated/classic unit indications by unit, sqfts, building #’s, full detail), aged receivables report (will allow you to identify hidden delinquency / bad debt yet to be reflected in T12’s), general ledgers / capex ledgers back at least 3 years to ID major capital projects or damage that wasn’t disclosed initially.

I would ask the lender you applied with to disclose how they calculated your DTI... sometimes they fail to add back in depreciation or deduct costs from your schedule E like tenant turnover, improvements, etc. that shouldn't be included in the DTI calculation. 

When the “guru” fails to disclose past bankruptcy’s, lawsuits, AG actions, and cease and desist orders filed against him or his companies 5.

Listing firms will likely have to keep their listing fee the same total it is now, anyway, in order to cover the firm if another agent from their firm shows and sells the home as a disclosed seller’s representative showing the home, because the listing agreement is with the firm, not the individual agent.

The tenants had a high level of trust in her, & there weren't many incidents pertaining to tenants not disclosing legitimate issues.

Not paying fees and commissions when to unlicensed salespeople where none is disclosed.

There are also agreements in the lease in equal favor of both parties, I cannot disclose for my own protections.