Water/sewer isn't metered separately for each unit and the garbage fee is lumped in on the same invoice.

The Numbers look tight, see if you can wholesale the deal to a end buyer and take the fee instead of potential lost.

Surrounding homes are around $200k + with similar plot size and sq. footage.I put in 40k desired profit to cover $15,000 paid to lender plus in the closing costs a point fee of 3% (Agent fees portion)These numbers look average correct?

I have done that model and seen that model over the years.. one guys in INdy called Holdfolio did thisnot sure how it performed but chose the rights assets and proper management and that works.there was a guy in Ohio also that called him self MR> triple net.. he sold you a home then rented it back from you for a set fee then he leased it out in a master lease situation were he took care of everything.my model I used a debt instrument equity share model that basically worked like what your talking about but had a pref return no matter what was happening with the asset.. that put big onus on operator to perform..

When you say "8% selling cost" are you assuming realtor fees and taxes?  

Apparently many real estate firms block flat fee listings from feeding to their customer’s automatic search results.

It is a small additional fee over the credit check fee. 

Buy properties and show 100 perfect reviews then reach out to people and offer to do the same for a reasonable price.Heck, I get approached by people in Kauai semi regularly who are sick of paying the high fees.

What is the process and fees associated with obtaining your real estate license in the state of South Carolina?

I know CIREA has a couple of real estate attorneys who set aside time to review self-made contracts for members, and I assume they likely offer pre-approved contracts for a small fee.