I have had clients pay for appraisals up front, and maybe a $500 underwriting fee paid at execution of lender commitment, but $5000, nonrefundable, up front fee on a loan of this size is unheard of

I use a minimum of 10%, PM of 4% is unheard of, more likely 10% or greater.

And be a little more vigilant with checks to make sure that is the case.It would not be unheard of to have 1 tenant on the lease and before you know it, they have an entire family living there because they had "extra space"....or a boyfriend and his kids..... or a roommate, that was never authorized and never went through your screening......Very easy to have 1 "good tenant" pass all the screening and then move in others that would never pass......

Wow that's unheard of, perhaps a condo?   

So it's not unheard of but still not typical to have multiple.Whether such a set up is perfectly fine to you, or a potential red flag, will depend on the type of investor you are and what you're looking for.

I work with builders in the Seattle metro area and $150/ft is unheard of for the most part. $175/ft is much more reasonable.

Not sure if your property tax calculations are correct, but I'll assume they are (1.8% tax rate is high but not unheard of).Self-managing, getting a better interest rate on the refinance, and not being so aggressive with your repair budget on a newly renovated house get you down to about $1284, or $216 positive cash flow.

This is how NestEgg makes their money where they negotiate the hourly of the contractors down then charge the landlord whatever the going rate is for that service per hour; supposedly the vendors are all vetted and have a 14-day money-back grnt which sounds unheard of.

I'm expecting rent to be around 3000/month, however it is not unheard of for these "Executive Homes" to list for 4400/month.

Having ANY rentals in a "9" rated school zone with low crime in neighborhood and surrounding neighborhoods with $100k of value and a 2% rent rate would be unheard of....I mean, you would be lucky to just have ONE of those attributes in a rental property.