If the LLC and its income are entirely outside California, it typically does not require registration with the California Secretary of State (SOS) or payment of California Franchise Tax Board (FTB) fees, even if you reside in California.

I have a non-residential commercial mastermind and the fee started at $2500 in season 1. 

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

Would the investor have to use an assignment contract between him and new end buyer to collect the mark-up fee aka assignment fee at closing?

They don't allow auto payments or automatically add late fees, and tenants would have the option to pull their payment back, which is not ideal.

The high HOA fee is already a factor, so ensure you’re comfortable with the overall carrying costs.Focus on the Land Value: Since the lot has development potential, you’re looking at this as a long-term investment.

You send a complaint to the NMLS or DRE for failing to disclose, or charging an excessive amount of fees and they will suspend the broker's license.

I am also trying to get my investment back so I can pay my Kids college Fee.

I usually run several CMAs, with different criterial, and of course compare tax appraisal value with a wholesale price, add 5% as a fee to a transaction, in some cases.

This is my first time buying a home and let’s just say I learned a lot about these fees.