Our fee is covered by the "other fees" clause.I realize that the minimum commission is unusual, but it is fully disclosed to the buyer.My two friends insist that I drop the minimum commission in order for them to refer clients to me. 

However, we use rehab expenses to get free gas from Giant Eagle (haven't paid for gas in, like, 2 years), so I would insist on buying my own materials.

Try Andy at Parklane Capital, Fort Lauderdale.And why are you insistent on not using an llc....most require it as they are Not allowed to lend on a personal residence, so the llc assures them of that.

They are very specific about this type of thing, and the SEC is on fire right now so I would be cautious.So what do you insist I do ?

Sometimes, if the borrower still insists; you can provide one. 

If you are insistent these are the guidelines, “New not owner-occupied permits will only be issued as a use permitted with conditions (PC) in MUN and MUN-A, MUL and MUL-A, MUG and MUG-A, MUI and MUI-A, OG, OR20 through OR40-A, ORI and ORI-A, CN and CN-A, CL and CL-A, CS and CS-A, CA, CF, DTC North, DTC South, DTC-West, DTC Central, SCN, SCC and SCR zoning districts.”With that in mind, if a property has a STR permit within those non permitted zones the permit does not convey with sale. 

I insist on talking to people.

Insist on better ground report and ensure neighborhoods, schools , crime and drugs data.

Banks regularly do this, but you may have to insist a little.

My partner insisted on it & it was just like or worse than peel/stick/unstick tile & come back 4x to correct the problems.