•Work with lenders that roll fees into closing costs(some hard money lenders do this).

Have you considered a flat fee MLS listing as a way to gauge interest and possibly sell?

Quote from @Aaron Wolman: Yes, these charges are fair.

Not to mention significant fee's on each, because cost's are spread across such a small pool. 

Basically you find these distressed properties in pre foreclosure, probates, divorces, or just ugly vacant properties. then you calculate the Max allowable offer and if it makes sense you call up the property owner, get it under contract for dirt cheap, then you assign the contract to a cash investor for an assignment fee. this is the general idea obviously it gets more in depth, but its finding deals that you would buy as a fix and flip or brrrr, and instead of actually buying it you sell it to other investors.Ahh I see, thanks for clearing that up.  

The fees they tack on AFTER you invest hindreds of thousands of dollars is just nuts!

However, I read some bad reviews about them. 10% service fee from landlord, plus 8% from tenants.

For now, it Looks like your roommate/tenant can cover half of your mortgage (plus hoa fees). 

Get a good cap rate basically covers your financing and ideally 20% more for maintanance, prop management fees.

Well it is doing loans for folks who bought sight unseen and trusted contractors/turnkey providers who sell the dream but in the end do the absolute min in rehab work (even though charge for a much better job) and/or sell a buyer on a class B type neighborhood that is  reality a class D neighborhood in an already low income town.