I am having trouble locating a refi lender in the upstate of South Carolina, or online.

There are tons of talented people in the Milwaukee market and you will not have a difficult time locating a solid deal.  

We discuss our fees all the time and me going back and saying "There is another location that fits your criteria, but if you are interested you will have to cover my fees" is not something we are scared of.

There's no perfect answer, because it will vary widely by location and the actual property. 16%-18% pre-tax profit (of sales price) is a pretty good rule of thumb.

2) I also rent a commercial location myself for a different business.

He is located in Oakland and could help you with a lot of your questions about that market.

It is located less than one block from an elementary school.

An Encroachment agreement was drawn up between my parents and the owners of the lot next door and recorded in the county were the two properties are located.

Maintenance is highly unlikely because it just been renovated and vacancy in this particular location pretty low.

The property is located on the Central Coast of CA and is one of the cheapest homes within a 2 hour drive.