This includes maintenance costs, property taxes, insurance, utilities, and any other expenses associated with owning and operating the apartment complex.

The risk you run with this model though is you would risk being over leveraged since your using 100% debt, and you would need the property to have a high cashflow amount each month to cover Capex, insurance, debt service, and your normal expenses associated with the property (property management included).

What's the best strategy for a buyer to protect themselves from a due-on-sale clause in a subject-to deal?

UPDATE: The above strategy is a thing... and many open up management companies for this purpose.

Hi Bobby, do you mind if I message you about the fix and flip strategy? 

You have no flexibility when it comes to exit strategies with only one building/project.They both have advantages and drawbacks.

That’s less than 4% before insurance, taxes, repairs, vacancy and so on.

The 1% rule was invented during the early 2010's when you could scoop properties up cheap and now it's not a strategy or rule that applies in many places. 

I told her she is my first call , and it will be about 2 weeks  2% is a risky strategy imo, if she takes 1% and gives 1% to the other agent your house might not get shown, that’s not right but it is the way the world works, don’t know if I’d chance it, might do 3% with her agreeing to give 2% to the other agent.

It depends on your strategy.