Short-terms rentals might actually serve as a stabilizer if structured properly, but no one factor is going to define outcome.  

Another factor could be whether you're renting to college students which usually requires extra "hand holding" by the PM.

2) DONT use future potential appreciation as a basis for appreciation… unless you ALSO factor in future potential DEpreciation.3) You're not buying a rental property, you ARE buying a Cash Flowing Business ….

Especially for first time or entry level homebuyers...what is the point of 3% down if buyers will require another 2-3% out of pocket to cover their broker's fee? 

Use the 80k minus the closing fees to rehab the property.

The type of property also plays a factor in this.

Then, figure out what it's gonna cost you – your mortgage, any possible property tax bumps, pricier landlord insurance, plus regular upkeep, fixes, and fees if you've got someone managing things.

These are the kinds of things I am looking to figure out so I don't go out and end up getting a massive fee.

The specific state can play a factor in your choice.

Because a large percentage of the charges are base fees that do not change based on use!