But that also includes Multiple bank accounts, ( main operating accounts, and Security deposit accounts), and also Credit card processing, 24 Hr Cash payments with 7-11 and Ace Cash advance.  

You say you have a 1K earnest money deposit.

Also would need another 40k to 60k for loan fees and due diligence with closing costs.2,000,0001 point loan fee is 20,000Appraisal depending on commercial property size 2,500 to 5,000Phase one and site inspection about 2,500 to 3,000Survey about 1,500Attorney legal counsel about 6,000Utility Deposits - thousands and maybe more if an out of town investor for the property.If title or survey issue are found legal can go over 10k for extra work to resolve.Hope it helps.

I had been using Buildium for my property management software prior at Gallery of Homes Realtors In Virginia Beach, I saw how they charged you for every little service, for instance I believe we were at $125 a month for 99 units, and if you wanted your tenants to pay online you had the option of $.50 per transaction (5 day deposit to your account), $.75 (3 day post to your account) and $1.00 and, but what was even worse is if there were multiple tenants in the property.  

Hire and attorney and tell the state why they are wrong.or go to a deposition with the state investigator and please your case.

Never saw a bank reject an offer because it was hard money financing, with no financing contingency, decent deposit.  

I was able to find a good tenet who was actually the best friend of my neighbor.This tenet and his wife were both doctors with one pre-teen child.They had bought there place at the height of the market and were just wrapping up a short sale.I was able to get them on a 2 year lease at $1600/month with a $1600 deposit and no property management.What a great opportunity (they continue to be absolutely fabulous to this day)!

Mark Freeman no they want 10% deposit to contract it non-refundable!!

From my last few closing in Dayton:Closing Costs $550-600,Owners Title Insurance: $5.75 per $1,000, minimum $175.Insurance and Taxes are property specificAdd $250-300 if Land Contract or Owner Financing.If you have a bank financing it, add the following:Appraisal $600Fees $300Origination and Docs $1500 (Varies Widely)Lenders Title Insurance: $20.00 per $1,000Initial escrow deposit if needed (2 -5 months taxes and Insurance)The origination and Docs can vary a lot depending the bank and loan terms.

She did collect the rent but then never deposited it into my account!