The only reference I have is for my duplex and triplex properties in CO; sewage, water, garbage and share common area fees paid by me (about $200/mth; tenant pays gas and electric.

Sounds like it would be worth the $100-$200 consultation fee as opposed to spending thousands more......

They have no skin in the game except maybe a $50 option fee and if they don't close they will just move on to the next.

Maybe those looking for that company and are already customers will see my ad reflecting management fees of 4% and it will peak their interest.

I plan to get a few other quotes but I have no idea if this is typical.Processing Fees $495.00Underwriting Fees $695.00 Loan Administration $58.00Fee Discount Points $719.20 Appraisal $515.00Title - Wire / Courier Fee $85.00 Settlement Fee $550.00 Lender's Title Insurance $450.00Recording Fees $90.00Realtor/Broker Service Fee $395.00Tax Prorations $1,500.00Total Estimated Closing Costs $5,552.20

Normally the investor then adds an assignment fee on top, maybe $10,000 in this case and tries to find another buyer.

Tenant was a day late (paid on the 6th) and did not pay the late fee. 

However, if he is giving you a discounted fee for his labor and is willing to gamble on a percentage of the "profit" instead then that would be okay - but you may have to dig in your pocket to pay that percentage at the back end. 

Realtor fees, closing costs, etc is going to be 10% or 13k.

If your cash flowing $18 if the HOA fee goes up your cash negative.