As I grow and expand my business, I would like to start doing most, if not all, of my direct mail in-house to save mailing costs in the long term.

A buyers agent, even if compensated by Broker for Seller, will represent the interests of the buyer.Under : "Sellers Estimated Costs" she's got me paying $1,925 in fees. ($675 preparation of deed) ($650 transfer tax) ($300 settlement fee) ($300 notary fee)Also in "Sellers Estimated Costs"  "brokers fee" is listed as "$4,000"   rather than 6% or $4,000 as if the 4k is just a flat rate.I feel this gives her no incentive to sell my property at the highest bidder.

Specifically, we are looking for tips on how to secure deals for fix-and-flip projects in such a competitive market.Thank you in advance for your help and guidance!

Typically speaking a 2 bedroom will bring in more if all other metrics are the same (i.e. location and amenities).In saturated and competitive markets I really do not like 1 bedroom or even 2 bedrooms as the barrier to entry is low and you will always have a lot of competition, and you are even competing with hotels at that point.Also building HOA's are scary, and Florida implemented the milestone inspection which means special assessments in most cases.Without diving deeper on all the numbers I cannot it will not make sense, but in my experience it will not make sense more times than not and it is risky.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I have yet to syndicate but plan to and have heard from many to not syndicate unless the deal is over 1M as the costs associated can hurt the financials significantly.

People are getting poorer quicker and wages are not keeping pace with the cost of living.  

I believe the primary issue is the 20 year term on a typical commercial loan.My current focus is on buying and hold duplex properties, and around me that put the total acquisition costs around $200-250k, with total monthly rents being 1.0-1.3% of the purchase price.  

There are a lot of extra costs that go with home ownership-property taxes, repairs and maintenance, etc. 

If you get into needing electrical work or plumbing costs rise considerably.