What are the costs - Commission splits, monthly fees, E&O insurance, listing entry fees, etc?

Many just want to cover the entry / exit points but there are other areas that should be considered; the parking lot, admin office, laundry room, elevator lobby, etc.

There are still some "entry level" houses and condos that can provide decent cash flow.

this is typical of any business were there is no barrier to entry and they are just trying to sell real estate and make a fee.. what can you expect with someone who learned on line and has little to no money.. they shoot for the moon and hope to get something to stick.. we rarely deal with them as most are time sucks and simply don't know what they are doing. 

However, if a tenant refuses to allow the landlord entry, the tenant assumes all liability fordamages and repairs to the rental unit, as well as consequential damage to other units.

I am looking at probates as my entry strategy.

I look at is at an investment that hopefully pays off more than I put in.Small ball commercial for mom and pop type stuff is more suited to business brokers and local commercial brokers handling entry level type properties.Example if someone calls me for a state for a 5 million retail property I likely know who owns it or where to find those properties.

The cash flow is tremendous, the point of entry is really low, and we are in a big enough market to sustain but not to big to be unmanageable.  

A good sized amount, it's an entry point, banks don't won't handle a mortgage that small, etc. but I digress.

However, there's a very low barrier to entry and it's easy for someone to think: "That home sold for $1M, if I got both sides of the commission it's $60K!"