Call it $2.9m loan after all fees. 

In a wholesaling transaction at closing, does the end buyer (investor) pay for the closing fees, meaning the escrow fee and charges?

In many states it is illegal to pay an unlicensed person a fee, so make sure the deal is not structured that way.

If only one person is doing all the work, do they deserve a management fee before profits are split? 

You can also go to the FL Association of Realtors website and I'm sure they have licensing requirements, fees, and a list of accredited real estate schools.

So here are the numbers....Property sale price is $11M (50 unit built in 2017, 98% occupied, rents on par with market)Rental income totals $860K (rents plus all fees and garage rentals)Expenses total $240KAble to secure a 75% LTV mortgage at 4.85% (30 yr amortized, 7 year then balloon) coming to $522KThis leaves $100K for the year. 

Current property value is about $350K and rent is $1350 with an association fee of $270 per month. 

Was able to reduce electric about 60% through energy efficient upgrades, and then put rooftop solar on the place (going in now, permits for commercial are a pain in the @$$....Will nuke out the power bill, just have a few bucks for connection fees.  

You can manage it yourself or include a company management fee when you run your numbers.

Are there any things I can counter with or have buyer cover (closing, taxes, fees, etc)?