With a commercial lease, the landlord can request any amount of deposit, leasehold improvement fee, etc. that s/he wishes - but everything is negotiable.  

I'm very, very skeptical about getting Property Management for 6% unless you have a couple of hundred doors (or more.) 10% is the stated norm for most of us, which is often more like 12-13% after lease-up fees, maintenance surcharges, etc.

Buying fee simple performing properties at those prices will be difficult unless you go in to towns that are extremely tertiary, even then I'd be surprised to see pricing around that.

You collect fees along the way under scenario 2 as well for acquiring, managing and disposing of the property along with your share of the cash flows.

Hi guys, I am looking for an accountant who has experience with rental properties and can give me advice that is worth their fees and help with tax returns.  

The Tenant/Buyer puts down a deposit (which is usually your fee) and signs a lease and option agreement (separately) with the seller.

Offer them a substantial non-refundable option fee to show I’m serious, deductible from purchase price, then use the option period to either find a cash buyer to flip it to or find suitable financing for myself to hold it.

You would have MLS fees, etc... but it would give you the access you are looking for. 

As @Ricardo Meza stated - there are several start-up costs (here in IL my start up costs where about 1,000 and my dues will be due again in December) - then there are monthly fees whether you sell anything or not.  

On a typical project, here are the contractors I'll probably use:- Demo- Roofer- Painter- Carpenter- Plumber- Electrician- HVAC- Window Company- Tile Guy- Carpet Guy- Hardwood Guy- Cabinets/Countertops Company- Termite Inspection- Landscaping- Garage Door Company- House CleanerIn addition, on many projects I'll also use:- Drywall Guys- Insulation- Surveyor- Structural Engineer- Inspectors- Concrete Company- Driveway/Paving Company- Grading- Tree Trimming- Shower Glass CompanyFor big projects, new construction:- Architect- Civil Engineer- Foundation- Asbestos Removal- Sediment Control- Excavation, Dirt Hauling- Interior Sprinklers- Stone WorkEach of those contractors will typically get between 1-4 draws, depending on the scope of the work they have for the project.Then there are materials and other non-labor costs:- Permits (0-3 transactions per project)- Porta Pottys (0-3 transactions per project)- Home Depot Materials (3-5 transactions per project)- Dumpsters (1-3 transactions per project)- Paint Purchase- Cabinets/Countertops Purchase (2-4 transactions per project)- Flooring Material Purchase (1-2 transactions per project)- Specialty Material Suppliers (0-10 transactions per project)- Utility/Service Installation (0-5 transactions per project)- Private Inspections (0-5 transactions per project)- Insulation/Airtightness Tests- AppliancesOn top of that, I will potentially write several checks to:- Title Company- Property Inspector- Appraiser- General Contractor or Project Manager- Interest Payments- Utility Payments- Tax PaymentsOn top of that, I have my general business expenses:- Accounting- Legal- Interest Payments- Tax Payments- Brokerage Fees- E&O Fees- MLS Fees- Overhead/Office (Supplies, Equipment, Subscriptions, Software, etc)- Telephone/Fax/Internet- Income from Property SalesAll of these easily add up to a couple hundred transactions on a large project or new build, meaning many dozen per month.