We have normal monthly pest control and we have them set traps for mice but have no caught any. 

Maybe if you've done 50 deals and they know you are safe, but as a newer investor there are no ways to do this in the real world.In the day before the GFC this is how all OOS turn key worked:WEst coast marketing companies would get buyers  ( these folks are still in business as we know)rehabber in the market  Pick any turn key market would find a home that they could buy rehab and sell at 65% ARV  which today pretty tough but in those days my company did close to 2000 of them as the A and D lender.So we would require ONLY 1k down from the borrower  ( so not no money down but pretty close)  I would fund the purchase and rehab the rehaber in the market  say Detroit Chicago Memphis Jackson KC Indy those were all my markets. would do the rehab and once it was done they would do a refinance now my LA based buyer was already pre approved for the take out ( REFI) Just subject to a 442.. we routinely spun these deals in 90 to 110 days start to finish.. the LA based buyer would then do a 75% cash out refi and pay me off  and they would normally pocket about 5 to 8k in cash that was to be used for reserves.. so no money down and actually cash out.My flipper made his money the west coast marketing guys got their commish and I made my fee's on the HML..  

Does anyone know if this is a low commission structure or normal?

Normally use bigger "Clean" rock for a base. 

If the home was less than 1 year occupied than normal income tax rate of 22% (70k x .22 = 15,4k). 15.4 + 7 =22.4k.

From my research I have seen multiple places indicating investment rates were normally only 0.5% to 0.75% higher. 

You would be gambling that rents and home prices will go up enough to make this a good deal. 

I don't want to be the bearer of bad news but in good old tenant Haven NYC it can take a year to get tenants during normal times.

@Brett Schmidt normally I would recommend 30 but your return will be much higher with the 85% LTV loan most likely compared to 75%.

If you’re putting in offers without running your numbers you’re gambling.