Are they paying market rate?

If you know the market and where to price your property, a listing agent is really not going to add a lot to the process and will cost you 3%,  Now before I get blasted by agents posting how mush they add to the sale on the listing side, I will say that if you are not familiar with the sales process, maybe you need to pay the 3%. 

If that is the case, then you will be paying on the capital gains taxes of the sale.  

He told me that he always gets the seller to pay though. 

The LLC business account pays the bills.

He's going to pay boot tax anyway. 

The QI is just there to receive the money from the first sale and pay the next, so that you are not taxed on that transfer. 

To me, that's just taking advantage but people will pay what they will pay.$1k UW - This is within the range$1k Legal - This is within rangeAdditional costs - title, appraisal, property insurance (~$2k)10% of renovation estimate as contingency due at closing.Renovation funds issued on a reimbursement basis for work completed. - I never, ever heard of 10% of the renovation funds due at closing and I've closed 100s of bridge loans with many different lenders.I think there's way, way better terms out there but I do not know your credit, if it is good these terms are way off.

We are paying for commission for agents instead for sellers paying that.

Living there I happen to know several tenants aren't paying and there is no restaurant currently there and hasn't been for years.