Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

A lot of it can be attributed to what I call BFT...Bigger Fool Theory...the wholesaler is simply throwing mud at the wall in hopes he/she happens to find an investor who doesn't know values for the area. 

The house has few needs since we renovated it but the land has taken some work with drainage issues and putting in a large retaining wall.I've been looking for other rental properties but haven't found anything that makes sense financially yet.  

Door jams are different thicknesses, the electrical is hard to feed through walls, uneven floors and ceilings, etc.

Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

So you have concrete block walls, not concrete walls.

every winter, tenants want me to replace their existing wall gas heaters, and I have.

If they get the feel you are just calling around and haven't really researched the property they might not respond.Commercial owners do not like buyers that take the throw mud to the wall and see what sticks approach.I have a full time assistant in my office but that is very different from some VA that does not do commercial everyday or is overseas etc.

I’m trying to get my first BRRRR going and I’m running into a wall.

A few thoughts:It has wall paneling, can/should I replace with drywall?