@Sam Besong Wholesaling as you are practicing it is illegal in Massachusetts unless you have a license to sell real estate.Here is Mass General Laws, Title XVI, Chapter 112, Sec. 87pp, describing the activities that require a license:"''Real estate broker'', hereinafter referred to as broker, any person who for another person and for a fee, commission or other valuable consideration, or with the intention or in the expectation or upon the promise of receiving or collecting a fee, commission or other valuable consideration, does any of the following: sells, exchanges, purchases, rents or leases, or negotiates, or offers, attempts or agrees to negotiate the sale, exchange, purchase, rental or leasing of any real estate, or lists or offers, attempts or agrees to list any real estate, or buys or offers to buy, sells or offers to sell or otherwise deals in options on real estate, or advertises or holds himself out as engaged in the business of selling, exchanging, purchasing, renting or leasing real estate, or assists or directs in the procuring of prospects or the negotiation or completion of any agreement or transaction which results or is intended to result in the sale, exchange, purchase, leasing or renting of any real estate."

Also, keep in mind, 9% (I think) goes to agency fees - so HUD is only keeping 91% of whatever you offer. 

I moved their rent due date to the 5th, with late fees starting the 6th.

I keep coming across the HOAs that are higher in fees and upon further research some seem to even pay for power and water in room.

What are the penalties/fees?

Why is this a subscription service instead of set up as a one time fee?  

There are often hidden costs--such as: engineer certification of the structure (depending on what the city requires) smoke damage to portions of the unit(s) that are "not affected" additional insurance during the rebuild, sealing the framing that has smoke, etc. 

My brokerage charges a small transaction fee for agents.

I don't know anything about their meeting format but most REIAs will allow guests to come either free one time or for a small fee. https://www.meetup.com/HANDSONREI/

I intend on wholesaling the property but chose to analyze this deal from the assignee's perspective and will subtract my assignment fee from the offer price.