Costs will seem high relative to the loan amount on these smaller loans, $5-6k in lender fees isn't uncommon. 

Include all expenses like property taxes, insurance, maintenance, and property management fees if you’re not managing it yourself.Network Like Crazy: You’ve already made a great first step by joining this group!

Getting the application and fee for the first lease completed now.

This requires consistent oversight and experience, which most investors simply don’t have.The Bottom LineIf you want to lose money and risk expensive legal fees, go ahead and self-manage.

So permits are not relevant to the subject of this thread for my jurisdictionNot sure if there are jurisdictions that require permits for cabinets or counters but if there is, I suspect the motivation is the fees collected for the permits.So permits SHOULD be irrelevant on this thread.best wishes

Next, I tend to recommend that clients stay away from inflated HOA fees.

We then lease the property on a 3-year lease with the option to buy and the tenant buyer gives us a $4000 option fee to buy the property for $260,000 within the next 3 years.

Assume that i got margin with IBKR their calculation shows 5.4% and costs 21.8k per year for 400k.So assuming property is 700k with conventional loan and 670k with cash offer.I manage to find another 270k (this is what I'm asking) without paying any origination fees.

Sorry you are dealing with that, it sounds awful.My guess is most attorneys are going to charge hourly on something like this unless you are suing the HOA for damages in which case they may take a contingency fee.

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?