Typically, a Buyer will go directly to the Seller's agent hoping that since he/she is going through the same agent, he/she (the Buyer) will receive some type of discount since the Seller is saving on commission.

This is the typical 'value-add' scenario. 

Typical upfront fees would consist of Appraisal or BPO fee (3rd party charge) and maybe a document  deposit, after final approval is issued, to ensure that in the event of a last minute cancellation by borrower, legal fees are paid. 

Curious as to what a reasonable percentage down would I need? I don't have steady income so I can't rely on my work to get the rest of the loan. As in, I'll need a commercial loan, based on the current rent of the pro...

CMBS typically looks for 5 million and up.Mark

Not a typical scam where they take your money and run away but one where the value you get is significantly less than the price you pay

I typically don't include this in my closing costs, when calculating it, however, since these are not real expenses - you will get this money back eventually.You may want to add a property inspection fee and an appraisal fee to your total.

Typically about 45 days. 

Account Closed Typically, it makes the most sense to open your LLC in the state that you do business.

Typically a HML is very short lived and costly.