I was one of the fortunate ones that was able to get out of the contract and after all expenses (forfeited deposit, legal fees, holding costs, etc) lost less than $20k.  

Annual fee $25.PenFed - max 3 other properties, 89% LTV Regions- yes HELOC but no LOC SCCU Florida 70% LTV, 6.25% interest only, not LLC Sound CU "non-owner occupied HELOC, capped at $150K and interest rates are prime + 2%, 3% or 4%, based on credit, not to exceed 70% ltv.”TD Bank TIAA Direct was EverBank Tower FCU, all states except TX, max 45 DTI, green card ok.

Make sure to account for property taxes, insurance, and any HOA fees, as those can vary significantly in different markets and impact your cash flow.

There is a not so inexpensive fee - anywhere from 5k to 100k depending on the program and they take a % of each deal. 

Avoiding accessive PM fees (personally I recommend most people self-manage)These will eat away at your ROI.

But reality is no one selling mentoring is going to really dive into the credit and capacity to transact with their students the focus is just getting the fee to them in the door.. regardless of how they do it.. the one that I dont care for is encouraging and showing them how to raise their CC limits so they can pay for the mentoring services..

HostGPO charges you a fixed monthly membership fee.

Too many are locking up properties at retail prices and tacking on outrageous assignment fees, leaving no room for investors to profit.

Quote from @Brandon Blackmon: @Bruce Woodruff 100% the answer I'm looking.... a solid GC, has a 20-25% markup to I would for sure know going into this that these are private companies and they can set their own fees. 

They give the same $12k in closing costs to new buyer, $24k in realtor commissions, tack on say $4k in late fees, foreclosure costs, etc etc etc  so they “net” $360k.