The residents we put into our properties pays our escrow company all the mortgage and all our monthly fees, including the monthly profit to the seller and our monthly profit check.

What are the average annual fees to maintain the license?

You might be better off paying more in fees to get a cash out refinance so you can fix your rate and term to match a long term investment approach.Buying in solid cash flow markets could be a good option if you can find the right team.  

If I were in your shoes, I would HELOC or refi to take some cash out to avoid cap gains and other fees associated with selling. 

If net cashflow is $620 and includes HOA fees, and includes 10% estimate repairs and maintenance, then okay.

Lots of dumpsters and dump fees 

Sale Price: $80KFinders fee: $$10KRepair Cost: $15KTotal expenses: $105KARV(based on comps): $160K - $215KI would really like to do this deal.

There are endless ways to set this up, but the most common that I see is a 1-3% acquisition fee, 1-3% asset management fee, 6-9% preferred return and 60-80% of the ownership equity to the limited partners. 

took out the Managment fee and the lawn care.

Also stay away from Cuyahoga and Cook counties, as the magistrates there highly favor borrowers and can really drag out the foreclosure process and rack up the legal fees.