Those funds are called an option fee.

In 99% of cases the seller will pay the buyer's agent share of commission but not a bad idea to ask what happens if we find a property where the seller isn't paying any buyer's commission - in which case if you're working with the agent then you should expect to pay whatever fee you work out with them. 

Going to be tough to find a cash out at 80% and if you do I would be cautious about additional/potential hidden fees.

Our policy when we discover an unauthorized occupant is that they must complete a rental application and pay the application fee.

If rates fall later this year as forecasted, it could be worth factoring in the possibility to refinance and bring my mortgage down low enough to continue renting it as a short term rental or consider renting it mid or long term. 

My main reason for selling is the high HOA fees.

So it depends on a few factors. 

Save those PM fees and put them back in your pocket. 

Perhaps the cable company charges a small fee and can do it themselves?

Is the $775K inclusive of the closing costs, transfer tax, land, architectural drawings, engineering drawings, township approvals, legal fees, holding costs (during construction), realtor fees?