If you are constantly loan shopping you will pretty much end up at square one.

These are the important pointers to keep in mind when shopping for tax planning:Tax planning is NOT part of tax preparation.

I would strongly recommend not consigning any loan/HELOC for this property. 

The realtor I saw in a local coffee shop new me as we had worked together previoulsy.

For furnishings, we bought Sarah Weaver's MTR shopping list.

Shop consistently with a locally owned store that is convenient for you to stop at often.

Sellers, will decide, at their listing agreement whether they want to compensate a buyer agent or not and live with their consequence of whatever they choose.Buyers agents will now have to have that difficult discussion with their buyers about their compensation upfront and a buyer will more likely shop around for an agent and learn to negotiate what they will pay their agent if the seller is not offering or not offering enough.

Most first-time investors shop blindly and end up learning the hard way..Also make sure to present the deal clearly to the lender.

Your number does seem high to me, so I would suggest you shop around.

If you ever have any tenant related questions or want to talk shop, don't hesitate to reach out.