Origination fees are likely close to $0. 

-HOA fees are $160/month which covers everything exterior of the home (landscaping, insurance, etc).Goals-I completely understand that it won't cash flow, but my brother is pretty much a 2-4 year guaranteed renter of 1 room.

The fees for a Buyer's agent are paid by the seller, not by you.

That includes loan payments, utilities, insurance, taxes, HOA fees, and any other expenses that can occur during the Rehab period and up until the property is fully rented.  

Use the security deposit for damages, missing items, and cleaning, before using it for unpaid fees and unpaid rent.This is a good time of year for finding a qualified tenant.

When you add all of the transfer fees and sale costs there's just not much left.Reach out if I can help with anything else.

Estimates on closing costs, realtor fees, any other expenses to consider?

And if I find something distressed in these areas of smaller, older, and cheaper homes that someone may wholesale and try to get a large fee, I'd be happy to just make both sides of  commission the 'normal way' and move on to the next.The values in the area are right to where the older distressed properties fall within range of good rentals and/or flips. 

Probably $15,000 for the garage and another $5,000 in city fees, architectural drawings, etc.

Usually for the buyer this includes, property taxes, insurance, title company fees, and lender origination fees.I’m not a huge fan of using percentages to estimate these costs.