found a realtor willing to work with me she has off market properties my question is do i show my cash buyers the listing at the price point its selling for and let them know 2% fees also needs to be paid the 2 percent would be my fee and what agreement would me and the realtor need to have for both of us to sign incase i do get a cash buyer that is interested in the property thanks in advance everyone.

At the same time because of  the smaller scale of everything involved with smaller places, at a certain level (e.g. studio) you may not be able to find a high-quality management company that is willing to take on the property because the fee vs labor time ratio may not be worth their time.

On top of your down payment, you will have lender fee's and title/escrow fee's and then of course you should always have reserves for unexpected expenses and vacancies.

Investors, as both a Realtor and an Investor I see the value in using a well experience/knowledgeable commissioned agent to list properties BUT I wanted to get your feel for the type(s) of Realtors/agents you use to l...

They also did not charge any appraisal or other associated fees. 

They will actually be equity partners on the deal, exchanging their fees for a piece of the gain on the exit.

Just want some opinions about at what point is an assignment fee to high and should you double close.

That did include ins and tax prepaids and recordng fees, closing fees that they do not control but still....Its not worth it to me to pay 10k on a 80k, especially with as little as I was going to make on the deal. 

When it comes time to 1031 into a larger property it's easier to sell the one building within the allotted time than trying to worry about 20 separate closings and this is before you take into account agent fees for all those buys and sales.There are also more options in commercial real estate.

You will probably have some closing costs associated with the transfer and legal fees as well.