I think they charge us $100/year membership fee plus a fee per application run, which is not terrible. $20 or under, I think (I'd have to check with our office manager).

I ran the numbers on all 5 properties together and this is what I got:Monthly Income: $6,050.00Monthly Expenses: $4,887.45Monthly Cashflow: $1,162.55Pro Forma Cap Rate: 7.28%NOI: $29,862.00Total Cash Needed: $174,000.00Cash on Cash ROI: 8.02%Purchase Cap Rate: 10.74%Down Payment:$31,000.00Loan Amount:$247,000.00Loan Points:$0.00Loan Fees:Amortized Over:30 yearsLoan Interest Rate:5.000%Monthly P&I:$1,325.95I over estimated for repairs and other fees and underestimated cost of rent.

My question is how can I negotiate how much I make in commission or fees off this deal and are there certain contracts specifically used for off market properties?

I know a couple HML's that have very good rates and no junk fees.  

There are some damages, amounting to around $600, plus a fee of $250 for not leaving the property till day 3.  ($100/day, and $50 for a half day.)  

Get a NAR contract from state your in and use that for the agreement - best place to get one is find an investor friendly agent on BP and they typically will provide one for free or a small fee

Trying to find foreclosure houses without have to subscribe and pay a monthly fee.

You shouldn't have a problem hanging your license somewhere, probably for a small monthly fee.  

You may want to inquire at AAFES or the BX, PX, NEX and see if you can put out a table or stall, probably for a fee. 

I've planned to call the home cleaning service oakville and here is their pricing information http://www.sunrise-cleaning.com/fees-payments/pricing-information/.