You can call it 'overpriced' but others are willing to pay it, so I'd focus on finding the best deal you can find in your area, and not on a CoC return rate that may not be realistic these days. 

Also, I will be paying his commission because I want these units rented asap. 

We current have about $500k in equity (down payment and loan pay down).

I don't mind paying for a market research subscription that's worth the cost.

Who pays for that increase cost?

It seems like that they do not want to pay for the 45 dollars to go through it.

Hello I recently rehabbed a sf and now I have a tenant paying $1200 per month.

We have enough capital now to purchase a property and and we are blessed to have capital left over every month as well, which we typically invest in CDs.Here are our current options: 1-Buy a turnkey place that has nothing to do with mom for cash flow of $200-300/month plus potential appreciation, overall ROI of 15-20% 2- Ask mom if she would move closer to us in San Diego, buy a small place here, have zero cashflow but at least we have another property in a great appreciating market and are no longer spending the $800 on her rent3- Buy a place for her in Orlando, same scenario as above but obviously a lesser mortgage since its FL and not CAWe found a great turnkey company we liked so if we do option one I think we will use them, but it just feels like if we do that we will still be tossing away what we currently pay on her rent. 

just be cautious when it comes to using these. ensure you've got a plan to pay that balance back in a relatively quick fashion as most HELOC rates can fluctuate which could make the numbers suddenly not work. i've leveraged mine in instances where i'm doing a BRRR and i want the deposit for a private money loan. i'm not using it as my downpayment and leaving it out there for a long period of time. 

Recap: Tenant didn't pay rent for a few months, and we ended up in court, agreeing to a 12 month arrears payment (per courts).Today tenant received a DCA EPP Payment for 6 months into the future (May->Oct).