Monthly fees for vacant properties is not unheard of, as a lot of times the properties are more work for the PM when vacant than when occupied.

Or is that generally unheard of in commercial lease situations?

In my estimation, first thing to do is to find a bunch of properties, because the chance of the first person accepting your first offer are slim. not unheard of, just SLIM chance.Then find the owners, skip trace their names, pick up the phone and call them and see if you can find any pain or a problem to solve!

Investing in a property without ever having seen it, or the street, or the city, or even done a google street view drive by is almost unheard of here.

Originally posted by @Lexi Teifke:@Garrett Blanchard in my market that deal is unheard of !

It is unheard of. 

Is it unheard of for me to add an additional contract that only outlines the payment structure?  

Almost unheard of sellers to give closings costs around here even if you go over list.

Also, is it unheard of for a private money lender to fund 100% of purchase and 100% of rehab cost?

As @Andrew Postell said, 85% cash out on a 4-unit is unheard of, especially with lenders tightening up on some higher-risk products such as that.2.