Basically a multifamily househack.2) Stick to a cheaper market I know well (OKC) and purchase investment multifamily residences while continuing to rent in CO Springs.I am at a point of analysis paralysis and thus seek your input.

Are you sure you can charge $100 late fee?

Once they hit the MLS or LoopNet they are usually charging top dollar.

If you are using PM, then they will take care of the cleaning and maintenance, but they charge upwards of 25%. 

What I’m looking for is an example of an “Exclusive Right to Lease” agreement for a commercial building and some guidance on how to charge (not fee specific) and maybe some tips on marketing such an animal.

When I tried to cancel at the end of the month I received a great deal of push back (they were trying to charge me for a full membership) and it got pretty ugly. 

Not many apartment communities offer month-to-month lease agreements so you may be able to charge a premium rental rate for doing so.

Just watch for fees, usually there is a service charge if you try to use a card for a water bill or something like that. 

If you have a minimum water/sewer charge, that's usually easy to apportion - let's say it's $20/month for the meter, minimum, with no water usage.

Most of those guys charge 2-3 points and you'll land anywhere from 6-10% with both ARMS and Fixed.