When you say "8% selling cost" are you assuming realtor fees and taxes?  

Apparently many real estate firms block flat fee listings from feeding to their customer’s automatic search results.

It is a small additional fee over the credit check fee. 

Buy properties and show 100 perfect reviews then reach out to people and offer to do the same for a reasonable price.Heck, I get approached by people in Kauai semi regularly who are sick of paying the high fees.

What is the process and fees associated with obtaining your real estate license in the state of South Carolina?

I know CIREA has a couple of real estate attorneys who set aside time to review self-made contracts for members, and I assume they likely offer pre-approved contracts for a small fee.  

You can do a google search for a 1031 tax calculator to get a ballpark idea (you will need a few data entry points (sale price, depreciation taken, balance on the loan, 1031 fees, etc.) 

It seems to me that the tenant should reimburse the landlord for the $150 fee that the court charges (in Maui, at least) to file the eviction suit and probably any additional court costs and lawyers fees as well.. but I haven't been able to confirm this.

I’ll finance all of the closing costs (doc fee, flood fee, mortgage recording fee, title opinion, abstract update for final title opinion). 

Unfortunately the bank loan market has become really tough, with the banks tightening restrictions, imposing difficult metrics to deal with and applying commercial rates and fees to my property.I've been able to get a basic commercial loan offer, not what I wanted, but what I could get.  1m loan, 5% fixed rate, 5 year term, 1.25% fees and legal up front, and a lot of paperwork and hurdles to overcome yet to ensure I actually get the loan approved.